Agenda Packet — Hercules City Council, September 9, 2025 (part 1 of 2)

Tuesday, September 9, 2025
5:30 PM
City of Hercules
111 Civic Drive
Hercules, CA 94547
City Council
Mayor Dion Bailey
Vice Mayor Chris Kelley
Council Member Alex Walker-Griffin
Council Member Dilli Bhattarai
Council Member Tiffany Grimsley
Dante Hall, City Manager
Christie Crowl, City Attorney
Eibleis Melendez, City Clerk
Meeting Agenda
CLOSED SESSION - 5:30 P.M., REGULAR MEETING - 7:00 P.M
In-Person in Council Chambers or Via Zoom:

Zoom ID: 861 7326 1308 Zoom Passcode: 017005
Zoom Phone Number: 1-669-900-6833
1 City Council Meeting Agenda September 9, 2025
See last pages of agenda for information regarding meeting procedures To view webcast of meetings, live or on demand, go to the City's website at www.ci.hercules.ca.us I. SPECIAL CLOSED SESSION – CALL TO ORDER - ROLL CALL - 5:30 P.M.

IA. CONSIDER AND TAKE ACTION ON ANY REQUEST FROM A COUNCIL MEMBER TO

PARTICIPATE IN A MEETING REMOTELY DUE TO JUST CAUSE OR EMERGENCY CIRCUMSTANCES PURSUANT TO AB 2449
II. PUBLIC COMMUNICATION - CLOSED SESSION ITEMS
III. CONVENE INTO CLOSED SESSION
The Hercules City Council will meet in Closed Session regarding the following:

1. 25-234 Pursuant to Government Code Section 54957.6 Conference With Labor Negotiators - City Negotiators: Dante Hall, City Manager; Edwin Gato, Director of Finance; relative to the following employee groups:
a. Teamsters Local 315 Employee Organizations
b. Hercules Police Officers Association
c. Hercules Senior Manager Employee Group
d. Confidential Unrepresented Employee Group
e. Mid Management Employee Group

2. 25-235 Pursuant to Government Code Section 54957(b) PUBLIC EMPLOYEE PERFORMANCE EVALUATION - Title: City Attorney
IV. REGULAR MEETING – CONVENE TO OPEN SESSION - ROLL CALL - 7:00 P.M.

V. REPORT ON ACTION TAKEN IN CLOSED SESSION
VI. PLEDGE OF ALLEGIANCE
VII. MOMENT OF SILENCE
VIII. INTRODUCTIONS/PRESENTATIONS/COMMISSION REPORTS

1. 25-236 Proclamation - Patriot Day and National Day of Service and Remembrance
Attachments: Proclamation - Patriot Day- 9/11 Day of Remembrance City of Hercules Page 2
2 City Council Meeting Agenda September 9, 2025
IX. AGENDA ADDITIONS/DELETIONS
X. PUBLIC COMMUNICATIONS
This time is reserved for members of the public to address issues not included in the agenda. In accordance with the Brown Act, Council will refer to staff any matters brought before them at this time, and those matters may be placed on a future agenda.

Individuals wishing to address the City Council are asked to complete a form indicating the name and address of the speaker and the general topic to be addressed. Speakers must make their comments from the podium and will be allowed 3 minutes to discuss their concerns. All public comments are recorded and become part of the public record. A limit of 30 minutes will be devoted to taking public comment at this point in the agenda. If any speakers remain at the conclusion of the initial 30 minute period, time will be reserved at the conclusion of the meeting to take the remaining comments.

XI. PUBLIC HEARINGS

1. 25-224 Design Review Permit (DRP) 24-02, Vesting Tentative Map (VTM) 24-01, and Planned Development Plan (PDP) 24-01
RECOMMENDATION:

Staff recommends that the City Council hold a public hearing, receive the staff report and presentation, receive comments from the public and interested parties and adopt a Resolution (Attachment 1) for the approval of Design Review Permit (DRP) 24-02, Vesting Tentative Map (VTM) 24-01, and Initial/Final Planned Development Plan (PDP) 24-01 for a 168 dwelling unit Bayfront Blocks K-L-M-O-P housing development and finds that the proposed project will not result in any new, significant impacts that were not examined in the 2011 Certified EIR, and that none of the circumstances that would require preparation of an addendum or a subsequent of supplemental EIR under CEQA exists.

Staff Report
Attach 1 - Resolution Waterfront Blocks K-L-M-O-P
Exhibit A - Bayfront Blocks K-L-M-O-P Project Conditions of Approval Exhibit B - Implementing Development Agreement Conditions of Approval Exhibit C - Bayfront Blocks K-L-M-O-P – Development Plans Exhibit C.1 - Bayfront Blocks K-L-M-O-P - Architectural Consistency Exhibit D - Bayfront Blocks K-L-M-O-P - CEQA Conformity Findings to Certified EIR Exhibit E - Bayfront Blocks K-L-M-O-P - Findings with Facts Exhibit F - Bayfront Blocks K-L-M-O-P - Traffic Report
Attach 2 - Planning Commission Resolution 25-05
Staff Presentation
Applicant Presentation
Attachments:

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3 City Council Meeting Agenda September 9, 2025
XII. CONSENT CALENDAR

1. 25-229 Meeting Minutes for the Regular Meeting of July 22, 2025 Attachments: Meeting Minutes for the Regular Meeting of July 22, 2025

2. 25-228 Meeting Minutes for the Special Meeting of July 29, 2025 Attachments: Meeting Minutes for the Special Meeting of July 29, 2025

3. 25-226 Accept the Investment Report for the Quarter Ending June 30, 2025 RECOMMENDATION:

Accept the Investment Report for the Quarter Ending June 30, 2025 Staff Report
Attach 1 - 4th Quarter Investment Report
Attachments:

4. 25-225 Professional Services Agreement Amendment 1 with M-Group RECOMMENDATION:

Staff recommends that the City Council adopt a Resolution which authorizes the City Manager to sign Amendment 1 (Attachment 2) to the original Professional Services Agreement with M-Group, Agreement No. 25-040 (Agreement), increasing the contract maximum from $125,000 to $166,133 using existing funding.

Staff Report
Attach 1 - Resolution
Attach 2 - Draft Professional Services Agreement - Amendment 1 Attachments:

XIII. DISCUSSION AND/OR ACTION ITEMS

1. 25-233 Foxboro Playground Equipment Pre-Purchase and Amendment to the fiscal year 2025-26 Budget Appropriation
RECOMMENDATION:

Adopt a Resolution authorizing the City Manager to execute agreements with Gametime, Inc. for a not-to-exceed amount of $142,599.79 to provide playground equipment for use at Foxboro Park and Amend the fiscal year (FY) 2025-26 Budget by $550,000 to allocate funds from the General Fund/Capital Reserve to pay for the associated equipment, materials and improvements.

Staff Report - Foxboro Playground Equipment Pre-Purchase Attach 1 - Resolution
Attach 2 - Purchase Order - Gametime
Attach 3 - Foxboro Park Renderings
Attachments:

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4 City Council Meeting Agenda September 9, 2025

2. 25-230 Award of a Construction Contract to E.E. Gilbert Construction, Inc. for the Bay Trail Soil Nail Wall Sinkhole Repair Project and Appropriating $17,756.60 from the SB1 RMRA Fund to Fully Fund the Contract
RECOMMENDATION:

Adopt a resolution authorizing the City Manager to execute a construction contract with E.E. Gilbert Construction, Inc. in the amount of $77,505.60 for the Bay Trail Soil Nail Wall Sinkhole Repair Project authorizing an additional expenditure of up to $7,751 for a 10% contingency on said construction contract, for a total not to exceed contract amount of $85,256.60 and appropriating $17,756.60 from the SB1 RMRA Fund to fully fund the Contract work.

Staff Report
Attach 1 - Resolution
Attach 2 - Bay Trail Soil Nail Wall Sinkhole Repair - Project Location Attachments:

3. 25-231 Award of a Construction Contract to GSP Construction, Inc. for the Police Lobbies Project
RECOMMENDATION:

Adopt a resolution authorizing the City Manager to execute a construction contract with GSP Construction, Inc. in the amount of $255,216 for the Police Lobbies Project authorizing an additional expenditure of up to $25,522 for a 10% contingency on said construction contract, for a total not to exceed contract amount of $280,738.

Staff Report
Attach 1 - Resolution
Attach 2 - Police Lobbies Location Map
Attachments:

4. 25-227 Designation of Voting Delegate and Alternates for the League of California Cities Annual Conference and General Assembly Meeting RECOMMENDATION:

Designate a voting delegate and alternates for the League of California Cities Annual Conference and General Assembly Meeting to be held October 8-10, 2025 in Long Beach, CA.

Staff Report
Attach 1 - 2025 Voting Delegate Information Packet
Attachments:

XIV. PUBLIC COMMUNICATIONS
This time is reserved for members of the public who were unavailable to attend the Public Communications period during Section X of the meeting, or were unable to speak due to lack of time. The public speaker requirements specified in Section X of this Agenda apply to this Section.

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XV. CITY COUNCIL/CITY MANAGER/CITY ATTORNEY ANNOUNCEMENTS,

COMMITTEE, SUB-COMMITTEE AND INTERGOVERNMENTAL COMMITTEE REPORTS

AND FUTURE AGENDA ITEMS
This is the time for brief announcements on issues of interest to the community. In accordance with the provisions of the Brown Act, matters which do not appear on this agenda but require City Council discussion may be either (a) referred to staff or other resources for factual information or (b) placed on a future meeting agenda.

1. Regional Committee
a. Contra Costa Mayors Conference
b. Hercules/ Pinole - WasteWater Management
c. League of Cities
d. Water Emerg. Transportation Authority
e. WCCIWMA
f. WCCTAC
g. West Co. Mayors & Supervisors Assoc. Meeting
h. WestCat
I. MCE
j. CCTA
k. East Bay Wildfire Coalition of Governments

2. City Council Committees and Subcommittees
a. Econ. Dev. Subcommittee
b. Traffic and Public Safety Committee
c. East Bay Economic Development Alliance
d. Education Subcommittee

3. Commission Liaisons
a. Community & Library Services Commission
b. Finance Commission
c. Planning Commisison
XVI. ADJOURNMENT
The next Regular Meeting of the City Council will be held on Tuesday, September 23, 2025 at 7:00p.m. in the Council Chambers.

Agendas are posted in accordance with Government Code Section 54954.2(a) or Section 54956.

Members of the public can view electronic agendas and staff reports by accessing the City website at www.ci.hercules.ca.us and can receive e-mail notification of agenda and staff report postings by signing up to receive an e-notice from the City’s homepage. Agendas and staff reports may also be obtained by contacting the City Clerk at (510) 799-8200 (Posted: September 4, 2025)
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INSTRUCTIONS ON HOW TO PARTICIPATE AND WATCH THE HERCULES CITY COUNCIL AND PLANNING

COMMISSION HYBRID MEETINGS
Attend in Person: Hercules City Council Chambers – 111 Civic Drive, Hercules, CA 94547 Attend via Zoom Teleconference: Details provided below and zoom webinar login, passcode and phone numbers provided on the agenda cover.

How to Submit Public Comments
In Person: Attend meeting at the Hercules City Council Chambers, fill out a public speaker card located on the side table and submit it to the City Clerk.

Via Zoom: Members of the public may submit a remote public comment via Zoom video conferencing. Download the Zoom mobile app from the Apple Appstore or Google Play. If you are using a desktop computer, you can test your connection to Zoom by clicking here or go to: https://www.zoom.us/join. Zoom also allows you to join by phone at +1-669-900-6833 or +1-929-205-6099 or +1-253-215-8782.

Written Comments Submitted Electronically: All comments received before 3:00 p.m. the day of the meeting will be provided to the City Council prior to the meeting and posted to the City’s agenda website and located by clicking on the “meeting details” tab. Written comments received after 3:00 p.m. will be provided to City Council and posted to the agenda website the following day. Written comments will not be read aloud during the meeting. Email comments to [email protected]. Please indicate which item on the agenda you are commenting on in the subject line of your email.

Written comments submitted in person or via mail: Additional ways to provide your public comment is to either drop off your comment in person to the front desk receptionist located in the City Hall lobby or to mail your comment to City of Hercules, ATTN: City Clerk – Public Comment (Meeting Date), 111 Civic Drive, Hercules, CA 94547 in time to reach the City Clerk no later than 3:00 p.m. on the day of the meeting or you can submit your comment by telephone by calling (510) 799-8208 no later than 3:00 p.m. on the meeting date.

If you need assistance with public comment, please contact: Eibleis Melendez, City Clerk at [email protected] or by calling (510) 799-8200.

All public comments will become part of the official meeting record. As email containing public meeting comments are part of the official record, note that personal contact information may be published if it is included with your email. The City cannot guarantee that its network and/or the website will not be uninterrupted. To ensure that the City Council receives your written comments, you are strongly encouraged to submit your comments in writing in advance of the meeting by 3:00 p.m. on the day of the Council or Commission meeting.

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OTHER WAYS TO WATCH THE MEETING
Live on Channel 28: City Council meetings will replay the following Thursday at 7:00 p.m. and Saturday at 1:00 p.m.

Planning Commission meetings will replay the following Wednesday at 7:00 p.m. and Saturday at 9:00 a.m.

Video Streamed Live on the City’s Website:

To view City Council and Planning Commission meeting videos online go to: Hercules Meeting Videos.

Instructions to view Live or On-Demand Videos from the City’s website:

1. Go to: Hercules Meeting Videos or https://hercules.legistar.com/calendar.aspx.

2. Locate the desired meeting and date.

3. Click the associated “Video” link (Video status is as follows):

Video = Video is available for on demand viewing.

In Progress = Video is available for viewing during live recording.

Not Available = Video is either unavailable or has not been recorded.

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THE HERCULES CITY COUNCIL ADHERES TO THE FOLLOWING POLICIES,

PROCEDURES AND REGULATIONS REGARDING CITY COUNCIL MEETINGS

1. SPECIAL ACCOMMODATIONS: In compliance with the Americans with Disabilities Act, if you require special accommodations to participate at a City Council meeting, please contact the City Clerk at 510-799-8208 at least 48 hours prior to the meeting.

2. AGENDA ITEMS: Persons wishing to add an item to an agenda must submit the final written documentation 12 calendar days prior to the meeting. The City retains the discretion whether to add items to the agenda. Persons wishing to address the City Council otherwise may make comments during the Public Communication period of the meeting.

3. AGENDA POSTING: Agendas of regular City Council meetings are posted at least 72 hours prior to the meeting at City Hall, the Hercules Swim Center, Ohlone Child Care Center, and on the City’s website (www.ci.hercules.ca.us),

4. PUBLIC COMMUNICATION: Persons who wish to address the City Council should complete the speaker form prior to the Council's consideration of the item on the agenda.

Anyone who wishes to address the Council on a topic that is not on the agenda and is relevant to the Council should complete the speaker form prior to the start of the meeting. Speakers will be called upon during the Public Communication portion of the meeting. In accordance with the Brown Act, the City Council may not take action on items not listed on the agenda. The Council may refer to staff any matters brought before them at this time and those matters may be placed on a future agenda.

In the interests of conducting an orderly and efficient meeting, speakers will be limited to three (3) minutes.

Anyone may also submit written comments at any time before or during the meeting.

5. CONSENT CALENDAR: All matters listed under Consent Calendar are considered to be routine and will be enacted by one motion. There will be no separate discussion of these items unless requested by a member of the Council or a member of the public prior to the time the City Council votes on the motion to adopt.

6. LEGAL CHALLENGES: If you challenge a decision of the City Council in court, you may be limited to raising only those issues you or someone else raised at the meeting or in written correspondence delivered at, or prior to, the meeting. Actions challenging City Council decisions shall be subject to the time limitations contained in Code of Civil Procedure Section 1094.6.

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9 INTRODUCTIONS/PRESENTATIONS/

COMMISSION REPORTS

AGENDA ITEMS

1. 25-236
10 PROCLAMATION
DESIGNATING SEPTEMBER 11, 2025, AS PATRIOT DAY AND

NATIONAL DAY OF SERVICE AND REMEMBRANCE IN THE

CITY OF HERCULES
WHEREAS, on this day twenty-four years ago nearly 3,000 people lost their lives in the September 11, 2001 terrorist attacks that involved two airplanes that crashed into the twin towers of the World Trade Center in New York City, followed by a third plane that struck the Pentagon; and a fourth plane that crashed in southwestern Pennsylvania (near Shanksville); leaving people trapped and stranded at the top of a burning skyscraper; and WHEREAS, the nation came together as civilians, first responders, firefighters, law enforcement, emergency services men and women that risked their lives to save others from crumbling buildings and raging fires and our Armed Forces responded to their call of duty to defend our nation and protect the American people; and WHEREAS, by a joint resolution approved December 18, 2001 (Public Law 107- 89), the Congress has designated September 11 of each year as "Patriot Day," and by Public Law 111-13, approved April 21, 2009, the Congress has requested the observance of September 11 as an annually recognized "National Day of Service and Remembrance; and WHEREAS, along with our nation, the City of Hercules pays tribute to all those that perished in the terrorist attacks of 9/11, honors the bravery of the first responders and individuals that selflessly risked their lives to assist others and recommit to carrying on the legacy of courage and compassion and to move forward together as one people.

NOW, THEREFORE, BE IT PROCLAIMED that I, Dion Bailey, Mayor of the City of Hercules, on behalf of the entire City Council, do hereby proclaim September 11, 2025, as Patriot Day and National Day of Service and Remembrance in the City of Hercules. I call upon the people of Hercules to observe this day in service and find opportunities to volunteer in the community and to observe a moment of silence beginning at 8:46 a.m. EST to honor the innocent victims who perished under the terrorist attack on September 11, 2001.

In witness whereof, I hereunto set my hand and cause the seal of the City of Hercules to be affixed this 9
th day of September 2025.
______________________________
Dion Bailey, Mayor
11 PUBLIC HEARINGS

AGENDA ITEMS

1. 25-224
12 Staff report to City Council – DRP 24-02, VTM 24-01, and PDP 24-01 1 September 9, 2025

STAFF REPORT TO THE CITY COUNCIL
DATE: Regular Meeting of September 9, 2025
TO: Mayor and Members of the City Council
VIA: Dante Hall, City Manager
SUBMITTED BY: Timothy Rood, AICP, Community Development Director SUBJECT: Design Review Permit (DRP) 24-02, Vesting Tentative Map (VTM) 24-01, and Planned Development Plan (PDP) 24-01.

RECOMMENDED ACTION:

EXECUTIVE SUMMARY:

Design Review Permit (DRP) 24-02, Vesting Tentative Map (VTM) 24-01, and a combined Initial and Final Planned Development Plan (PDP) 24-01 were submitted by Hercules Land Partners LP for the proposed 168 dwelling unit development. The project includes 141 multi-family townhome units and 27 live-work units, with 10 of the total units designated as affordable to low-income households. The Vesting Tentative Map includes the realignment of the Shoreline Loop public right-of-way and the subdivision of the site to establish a residential condominium development. The project will provide a total of 449 parking spaces, averaging 2.5 spaces per unit, which includes 61 public on-street shared spaces to serve both residents and visitors. Planned circulation improvements feature new internal streets and pedestrian pathways connected to the realigned Shoreline Loop. Community amenities will include a neighborhood park and square, a 13 Staff report to City Council – DRP 24-02, VTM 24-01, and PDP 24-01 2 September 9, 2025
pedestrian paseo, and an overlook deck along the San Francisco Bay Trail. Staff finds that the proposed project will not result in any new, significant impacts that were not examined in the 2011 Certified EIR, and that none of the circumstances that would require preparation of an addendum or a subsequent of supplemental EIR under CEQA exists.

PLANNING COMMISSION RECOMMENDATION:

On July 21, 2025, at their regularly scheduled meeting, the Planning Commission approved Resolution No. 25-05 (Attachment 2), recommending City Council approval of Design Review Permit (DRP) 24-02, Vesting Tentative Map (VTM) 24-01 and a combined Initial and Final Planned Development Plan (PDP) 24-01 for a residential project located on Bayfront Blocks K-L-M-O-P, consisting of 168 attached townhouse units (including 10 affordable units). Members of the Planning Commission expressed concerns regarding the following items:

1. Color Palette – Some Planning Commissioners found the proposed color palette shown in the Applicant’s plan set to be too neutral and expressed an interest in additional variety in the color palette. The proposed Conditions of Approval, Exhibit A to the Resolution, include a condition (Exhibit A - COA #5) which requires Community Development Director approval of building material samples showing material and finish of key elements on the buildings. This was discussed at the meeting and found to be acceptable.

2. Street Lighting – A Planning Commissioner noted that the Civil Plans propose the removal of seven (7) streetlights. The Applicant responded during the Public Hearing that lighting may be placed on the adjacent buildings. The Commission shared their concern regarding vehicular and pedestrian safety once construction starts and the lights are removed. A new condition of approval, Exhibit A – COA #20, has been prepared to require a street lighting plan to be reviewed and approved by the City Engineer. The Condition also requires the Applicant to submit a waiver request for any deviations from City standards. Further, the Applicant will need to include a street light transition plan which details the proposed lighting during construction.

3. Bayfront Loop Geometry Issues – One Planning Commissioner expressed concerns regarding the intersection and roadway geometry of Bayfront Loop, citing potential vehicle and pedestrian conflicts.

On behalf of the City’s Engineering division, SNG and Associates has provided the following additional information related to these concerns:
a. Given the low traffic volumes and vehicle speeds anticipated within the subject development, we see no vehicle/pedestrian circulation related concerns regarding the design of the Alley E, Alley L, Bayfront Loop intersection. 14 Staff report to City Council – DRP 24-02, VTM 24-01, and PDP 24-01 3 September 9, 2025
b. There is adequate sight distance provided at the Alley E, Alley L, Bayfront Loop intersection to provide for safe vehicle and pedestrian movements throughout the intersection.
c. The 90-degree curve in the street between the west and south legs of Bayfront Loop is designed as a raised crosswalk table, which will further attenuate vehicle speeds around the curve, thus enhancing pedestrian safety at the subject intersection.
d. Vehicles traveling northbound on Bayfront Loop and proceeding around the left-hand 90-degree curve will encounter a Stop sign before the north-south crosswalk at the end of the curve, thereby providing for enhanced safety for pedestrians crossing the street at this location and also for pedestrians that may be in the east-west crosswalks at the ends of Alleys E and L. e. The possibility of providing a Stop sign for vehicles traveling eastbound on Bayfront Loop, just before the above-mentioned north-south crosswalk, can be evaluated for feasibility during the detailed design phase for the project. f. Given the low traffic volumes and vehicle speeds anticipated within the subject development, we see no width, parking or alignment related concerns regarding the design of Alley F.
g. The varying street width and slight offset in the street alignment along Alley F could actually serve to further attenuate vehicle speeds within this part of the development, thereby enhancing safety for pedestrians crossing the street and the intersecting alleys.
h. The possibility of providing additional traffic calming measures along Alley F, such as a speed table or Stop signs at the mid-block pedestrian crossing, can be evaluated for feasibility during the detailed design phase for the project.

Condition of Approval #16, Exhibit A, requires the Property Owner to fund and construct all public improvements and repairs in accordance with City of Hercules Design Standards, subject to the approval of the City Engineer.

4. Building Brick Maintenance (Efflorescence) - The proposed Conditions of Approval, Exhibit A to the Resolution, include a condition (Exhibit A - COA #21) which has been modified to include brick maintenance as a Homeowners Association responsibility if it is not privately owned.

5. Fixture Repair Due to Gound Settlement – The proposed Conditions of Approval, Exhibit A to the Resolution, include a condition (Exhibit A - COA #21) which has been modified to include fixture repair due to ground settlement as a Homeowners Association responsibility if it is not privately owned.

6. Stucco Maintenance to Repair Cracks - The proposed Conditions of Approval, Exhibit A to the Resolution, include a condition (Exhibit A - COA #21) which has 15 Staff report to City Council – DRP 24-02, VTM 24-01, and PDP 24-01 4 September 9, 2025
been modified to include stucco maintenance to repair cracks as a Homeowners Association responsibility if it is not privately owned.

7. Pet Waste Management - The proposed Conditions of Approval, Exhibit A to the Resolution, include a condition (Exhibit A - COA #21) which has been modified to include pet waste management, including bag stations, waste receptacles and signage, as a Homeowners Association responsibility.

BACKGROUND
State Housing Law Context
The Bayfront Blocks K-L-M-O-P project is subject to the Housing Accountability Act (HAA) and the Housing Crisis Act of 2019 (SB 330), as clarified by SB 8. These laws were enacted to address California’s housing crisis by limiting local discretion over qualifying housing developments.

Housing Accountability Act
To help address California’s housing crisis, the Legislature enacted the Housing Accountability Act (HAA) to provide limits on local governments’ review of certain housing projects. For example, the HAA prohibits disapproving or reducing the density of qualifying housing developments, emergency shelters, or farmworker housing that are consistent with local objective standards unless written findings demonstrate a specific, adverse impact on health or safety that cannot be mitigated or avoided. Under the HAA, a “specific, adverse impact” is a significant, quantifiable, direct, and unavoidable impact based on objective, written public health or safety standards, policies, or conditions that existed on the date the application was deemed complete. The legislature intended such findings to be rare. Because the Bayfront K-L-M-O-P housing development includes residential units, it is subject to this act.

Housing Crisis Act of 2019
The Bayfront K-L-M-O-P housing development is also subject to review under Senate Bill 330 (SB 330), established by the Housing Crisis Act of 2019 (HCA); it was signed on October 9, 2019, and went into effect on January 1, 2020. On September 16, 2021, Senate Bill 8 (SB 8) was signed into law, which made some clarifications and updated SB 330, extending the HCA from January 1, 2025, to January 1, 2030.

These laws were passed to address the current housing crisis in California with three general aims: 1) increase residential unit development; 2) protect existing housing inventory; and 3) expedite permit processing. Both SB 330 and SB 8 make numerous changes to the existing legislation, such as the Permit Streamlining Act and the Housing Accountability Act.

Government Code Section 65589.5(o) established a preliminary application process for housing developments and allows developers to “vest,” i.e. lock in, all applicable City 16 Staff report to City Council – DRP 24-02, VTM 24-01, and PDP 24-01 5 September 9, 2025
ordinances, policies, and development fees prior to filing a complete application. An applicant is required to file a final application within 180 days of the preliminary application in order to preserve its “vesting nature”.

Notably, the amended Housing Accountability Act limits an agency’s ability to deny or not to approve housing projects. The HCA rules that cities and counties are prohibited from denying a housing development project or reducing its density based on a subjective design standard. A project can only be reviewed against “objective, quantifiable, written development standards, conditions and policies,” and can only be denied if certain findings described in Gov. Code §65589.5(j) are met.

SB 330 clarified the term “objective standards” and is consistent with SB 35, which states that “objective standards” involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant and the public official (Gov. Code §66300(a)(7)).

If a project complies with objective planning standards in place at time of the preliminary application is submitted, the City may not deny the project or approve it at a lower density unless the project would have a specific, adverse impact upon public health and safety. (Gov. Code §65589.5(j)(1)). “Specific adverse impact” means a significant, quantifiable, direct, and unavoidable impact based on objective, written public or safety standards that existed on the date the application was deemed complete (Gov. Code §65589.5(j)(1)(A)).

While the HAA and HCA do not replace the City’s discretionary entitlement requirements (DRP, VTM, PDP, or CEQA), for a qualifying housing development project like the Bayfront Blocks K-L-M-O-P housing development, the City may not use subjective design review standards to deny, reduce the number of dwellings proposed, or render a housing development project financially infeasible.

The project submitted its SB 330 Preliminary Application on April 17, 2024, and its development applications, including DRP, VTM, and PDP, on July 8, 2024, within the required 180-day timeframe.

Relevant History and Project Overview
On May 6, 2019, the Planning Commission approved Design Review Permit #19-01 for Bayfront Blocks M-P & O, containing 476 residential apartment units within two buildings.

Blocks M-P would have combined into a single apartment complex ranging from three to six stories with 325 apartment units (20 of which would have been designated affordable housing units) with ground-floor lobbies, and residential amenities totaling approximately 12,210 square feet and 401 onsite parking stalls. Block O would have been a four-story, 151-unit apartment complex (including 10 designated affordable housing units) with 7,530 square feet of amenity space (that could be converted flex-space in the future) and 151 onsite parking spaces. Due to changed market conditions, the approved prior M-P-O 17 Staff report to City Council – DRP 24-02, VTM 24-01, and PDP 24-01 6 September 9, 2025
project is not moving forward, and its entitlement will be superseded by the current proposal.

The current project, Hercules Bayfront Blocks K-L-M-O-P, submitted in 2024, supersedes the previous approvals and includes the construction of 141 multi-family townhome units and 27 live/work units, with 10 of the total units designated as affordable to low-income households within 25, 3-story buildings, and associated circulation, access and open space improvements on undeveloped land located on 404-730-012-6, 404-730-003-5, 404-730-008-4, and a portion of 404-730-009-2 and 404-730-006-8.

Project Vicinity
The project site is located within the Transit Village Sub-Area of the adopted Waterfront District Master Plan (WDMP). It is adjacent to the following uses:
 Vacant Bio-Rad Laboratories, Inc. property to the east.  Blocks Q & R (also known as The Grand/The Dylan), a four-story, 232-unit multifamily building, to the south.  Block N (also known as The Exchange), a mixed-use development with 172 dwelling units, and Refugio Creek to the west.
 The Bayfront Trail, Union Pacific Railroad (U.P.R.R.), and San Pablo Bay to the north.

The site and surrounding area are depicted in Figure 1 below. 18 Staff report to City Council – DRP 24-02, VTM 24-01, and PDP 24-01 7 September 9, 2025
Figure 1: Project Location and Surrounding Vicinity
Source: City GIS 6/25/25
Regulatory Context
General Plan
The General Plan Land Use designation for the project site is Planned Commercial Residential Mixed Use (see Figure 2), which allows for the development of residential, including multi-family or commercial, or both uses, in a well-planned, mixed-use development. Parcels abutting the project site to the north, south, and west are also designated Planned Commercial Residential Mixed Use. The parcel abutting the project site to the east is designated Planned Office Research and Development. 19 Staff report to City Council – DRP 24-02, VTM 24-01, and PDP 24-01 8 September 9, 2025
Figure 2: General Plan Land Use & Zoning Map
Source: City GIS 6/25/25
Zoning
The project site is zoned PC-R Planned Commercial Residential Mixed-Use District (see Figure 2). Development standards in PC-R zoning are typically regulated by the applicable form-based specific code or a Planned Development Plan.

Waterfront District Master Plan
The project is also regulated by the Waterfront District Master Plan (WDMP) depicted in Figure 3, originally adopted in 2001 and subsequently amended in 2008 by the Waterfront Now Initiative and in 2012 and 2016 with several amendments as agreed to by the property owner and the City. The Plan covers an area known as the Hercules Bayfront which allows for development of up to 1,392 residential units, 115,000 square feet of non-flex office space, 90,000 square feet of non-flex retail space, and 134,000 square feet of flex space. In October 2011, the City Council certified the Hercules Bayfront Project Final Environmental Impact Report, including a Mitigation Monitoring and Reporting Program (MMRP). In March 2013, the Council approved various Development Agreements (available on the City’s website at http://www.ci.hercules.ca.us/- index.aspx?page=229) that indicated which mitigation measures the developer would be 20 Staff report to City Council – DRP 24-02, VTM 24-01, and PDP 24-01 9 September 9, 2025
responsible for and which ones the City would be responsible for as part of a public– private partnership for this transit-oriented project area.

Bayfront Blocks K-L-M-O-P represent the third phase of the Bayfront project to move forward under the terms of the development agreements. The City previously approved developments on Block N and Blocks Q-R. A key focus of the Design Review process is determining the project’s conformity with the WDMP (including project architecture, building design and materials, project landscaping, and site layout, including parking, ingress, egress, and access for emergency responders) as well as reviewing for environmental compliance and conformity with the Development Agreements.

The WDMP contains four chapters focused on Building Form Standards, Architectural Styles, Civic Space Standards, and Street & Circulation Standards. Building Form Standards and Architectural Styles are outlined as part of Exhibit C.1 to show how the townhouse complexes’ designs conform to the Form Based Code. The WDMP includes Civic Space Standards and Street and Circulation Standards on pages 3-3 and 4-3 that are used by staff to determine conformity with the plan with each chapter’s supporting standards which are further discussed below.

The applicable WDMP Regulating Zones include Blocks K & L - T5-MST Main Street Transition (dark purple in Figure 4), Block M & P – T5-VN Village Neighborhood (light purple in Figure 4), and Block O – T5-MST on John Muir Parkway street frontage and T5-VN on the non-street fronting portion. Multi-family housing, including townhouses, is a permitted use in the T5-VN Zone. Multifamily housing with ground-floor flex space is a permitted use in the T5-MST Zone. Because the project provides live-work units with ground floor flex space along the public street frontages, staff has determined that the proposed project does not require a use permit.

Figure 3: WDMP Overlay Special Flood Hazard Area Overlay Source: City GIS 6/25/25
21 Staff report to City Council – DRP 24-02, VTM 24-01, and PDP 24-01 10 September 9, 2025
The project site is also within the Special Flood Hazard Area Overlay District (see Figure 3). The special flood hazard area overlay district is established by definition as the area of land designated by the Federal Emergency Management Agency (FEMA) within the 100-year floodplain as delineated within the Flood Insurance Rate Map (FIRM). As such, the project is subject to Chapter 13-31 of the Hercules Municipal Code.

Figure 4: Regulating Zones
Source: WDMP page 1-3

PROJECT DESCRIPTION
The proposed project is located within the Bayfront Development area and includes portions of the following APNs:
 404-730-003-5 (Block K)
 404-730-008-4 and 404-730-009-2 (Public ROW)
 404-730-012-6 (Blocks K-L-M-O-P)
22 Staff report to City Council – DRP 24-02, VTM 24-01, and PDP 24-01 11 September 9, 2025
The 9.34-acre site (gross, including ROW) is proposed for subdivision and development under the following entitlements:
 Design Review Permit
 Vesting Tentative Map (to realign Shoreline Loop ROW and create a 4-parcel condominium subdivision)
 Combined Initial and Final Planned Development Plan
The project proposes 168 total residential units, including 10 affordable units, per the Development Agreement:
 141 townhomes
 27 live/work units
Live/Work Units are defined in the WDMP as “An integrated housing unit and working space, occupied and utilized by a single household in a structure that has been designed or structurally modified to accommodate joint residential occupancy and work activity, and which includes: Complete kitchen space and sanitary facilities in compliance with the Building Code; and Working space reserved for and regularly used by one or more occupants of the unit.” Live/work units are configured to utilize the first floor as flex space with a separate entrance and bathroom. The work portion of a live/work unit is optional and will require Administrative Use Permit approval, consistent with the WDMP.

Each of the proposed buildings are 3 stories tall, with units ranging from 2 to 4 bedrooms and 1,282 to 2,634 square feet in size. All units include attached garages, and some offer the option to convert a first-floor bedroom to a Junior ADU (JADU).

Table 1: Block Summary
Block Size
(Acres)
Total
Units
Type Breakdown DU/Acre
K 1.24 36 12 Live/Work, 9 Townhome, 18 Back-toBack30.0 L 1.34 32 6 Live/Work, 16 Townhome, 10 Back-toBack24.6 M & P 3.24 64 30 Townhome, 34 Back-to-Back 22.1
O 1.22 36 10 Live/Work, 10 Townhome, 16 Backto-Back30.0 Additional project features include:
23 Staff report to City Council – DRP 24-02, VTM 24-01, and PDP 24-01 12 September 9, 2025
 Street and infrastructure improvements (utilities, sidewalks, lighting, and access roads)
 New public ROW and emergency vehicle access easements  Privately maintained common areas and public-facing civic spaces  A future HOA to manage shared amenities
Proposed Mix of Units: The development proposes a total of 168 homes, comprising 141 multi-family dwellings and 27 live/work units. The average proposed density for the entire project is 25.5 dwelling units per acre (DU/AC). No commercial space is proposed in this project.

The project is divided into four main blocks:
 Block K: Located on approximately 1.24 gross acres, proposed for 39 homes, including 12 Live/Work, 9 Townhome, and 18 Back-to-Back units, with a density of

30.0 DU/Acre.
 Block L: Situated on approximately 1.34 gross acres, proposed for 32 homes, including 6 Live/Work, 16 Townhome, and 10 Back-to-Back units, with a density of

24.6 DU/Acre.
 Block M&P: Spanning approximately 3.24 gross acres, proposed for 64 homes, including 30 Townhome and 34 Back-to-Back units, with a net density of 22.1 DU/Acre.
 Block O: Located on approximately 1.22 gross acres, proposed for 36 homes, including 10 Live/Work, 10 Townhome, and 16 Back-to-Back units, with a density of 30.0 DU/Acre
Affordable Units: While the majority of the units are market rate, the Development Agreement (DA) requires at least 5% of total residential units be dedicated as affordable housing for households with an income level not exceeding 60% of the median income level. A total of 10 housing units within Blocks K-L-M-O-P are proposed to be affordable.

These 10 units, plus the already approved 15 affordable units at Blocks Q-R, meets the provisions of the DA that require that at least 25 out of the first 500 Bayfront residences be affordable units, with an additional 13 affordable units for every 260 additional residences. With the completion of 10 affordable Blocks K-L-M-O-P units, 25 of the first 500 Bayfront residences will be affordable units. With the completion of Blocks K-L-M-OP, the Bayfront project will consist of 572 units, which does not meet the threshold for additional affordable units.

The developer of the townhomes will determine their location and unit type. The Bayfront Project’s Affordable Housing Plan Implementation Agreement was executed by the developer and the City on August 5, 2021. It provides for the following:
24 Staff report to City Council – DRP 24-02, VTM 24-01, and PDP 24-01 13 September 9, 2025
Pursuant to section 11.D of IDA Exhibit E, Owner shall not build any building within the Project that includes more than 35% of its units as Affordable Units. Owner understands and agrees that the City's intent in IDA Exhibit E section 11.D is to ensure that Affordable Units are dispersed throughout the Project, including distribution among individual buildings and blocks. Prior to the issuance of certificate of occupancy for any phase or block of the Project, Owner shall submit a site plan depicting the number, location, and unit type (i.e., bedroom count) of Affordable Units in each building in such phase or block for the City to confirm compliance with IDA Exhibit E section 11.D and the Agreement, which confirmation shall constitute a Subsequent Project Approval. The site plan must depict a mix of Affordable Unit types (i.e. bedroom count) proportional to the mix of Market Rate Unit types in the rest of the building. Thereafter, the number and unit types (i.e. bedroom count) of Affordable Units in such buildings shall not be changed.

The development also entails the installation of all necessary infrastructure, such as water, sewer, drainage, and access roads, as well as the creation and dedication of new public roads designed to meet the City of Hercules Public Street Standards. Supporting improvements include sidewalks, street lighting, and other enhancements to promote walkability and community safety. A Homeowner's Association (HOA) will be established to manage and maintain common areas

ANALYSIS
Consistency with the Waterfront District Master Plan (WDMP) Architectural Style: The proposed architecture is consistent with the design standards and style-specific guidelines outlined in the WDMP. The Architectural Consistency Document (Exhibit C.1) details the use of three distinct architectural styles: Waterfront Warehouse, Gold Rush, and Spanish Revival. Each style includes specific requirements related to massing, façade composition, roof form, window detailing, storefront design, and other architectural elements. The buildings in Blocks K-L-M-O-P are designed to align with these standards, with appropriate transitions in color, material, and articulation.

Waterfront Warehouse Style: This style emphasizes the visual weight and solidity of heavy masonry buildings.
 Massing is expressed through simple rectangular forms with strong vertical proportions. Brick bases anchor the buildings, while upper floors are differentiated using stucco panels articulated to reflect the rhythm of the masonry bays below.  Façade Composition includes a consistent rhythm of narrow bays and vertically oriented punched window openings. Vertical piers run unbroken from base to parapet, reinforcing the rhythm. Bay widths vary by unit type: 11’–21’ for townhomes, 15’ for back-to-backs, and 11’–12’ for live/work units.  Roof Form is flat with parapet walls and continuous cornices. 25 Staff report to City Council – DRP 24-02, VTM 24-01, and PDP 24-01 14 September 9, 2025
 Windows are vertically proportioned, primarily single-hung.  Storefronts in live/work units are integrated within the arcade bays and include doors recessed into each opening.
 Other Elements include shallow metal shed roofs over balconies and galleries, especially in live/work units.

Gold Rush Style: This style draws from early commercial buildings with a simplified rhythm and strong base-to-top composition.
 Massing remains rectangular and regular.
 Façade Composition features narrow bays with vertically proportioned doors and windows. A continuous brick base provides a sense of grounding, while cornices and parapets define the roofline.
 Roof Form is flat with a parapet and continuous cornice.  Windows are vertically proportioned, single-hung.
 Storefront Treatment is suggested through large garage doors designed to read as multiple-panel openings, appropriate for the residential scale.  Other Elements include second-floor balconies and secondary cornice lines that break up the wall plane and emphasize articulation.

Spanish Revival Style: This style is inspired by traditional Mediterranean architecture and emphasizes texture, layering, and expressive detail.  Massing consists of simple rectangular volumes with variations in height and roofline, creating a picturesque silhouette.
 Façade Composition features low window-to-wall ratios, smooth stucco finishes, and archways on live/work units.
 Roof Form includes a mix of red clay tile roofs, flat roofs, and parapets, often with gable and shed elements.
 Windows are vertically proportioned and recessed with detailed headers.  Other Elements include ornamental wrought-iron Juliette balconies, timber trellises, and decorative tiles or ironwork at gables.

The architectural styles are applied consistently across the project, with careful attention to transitions and variation. For example, Building L3, the only 10-plex in the project, is designed to read as multiple buildings by incorporating both the Waterfront Warehouse and Spanish Revival styles with differentiated colors and materials. Some buildings (e.g., K2, K5, L2) are distinguished by taller ground floors. Additionally, the Loading Dock 26 Staff report to City Council – DRP 24-02, VTM 24-01, and PDP 24-01 15 September 9, 2025
frontage on Buildings K3 and K4 along Shoreline Loop enhances the “converted warehouse” character (see Figure 5).

Figure 5: Project Rendering Looking from Refugio Creek to Blocks K&L Source: Project Plans – Sheet SP-13 dated 4/1/2025
Frontage Types: The project adheres to the frontage requirements outlined in the WDMP (pages 1-17 and 1-25), which apply to the T5-MST and T5-VN regulating zones. The following frontage types are proposed and appropriately located:
 Stoop Frontages: Used along Bayfront Loop for Blocks O and P, consistent with townhouse designs.
 Arcade Frontages: Applied to the John Muir Parkway and Bayfront Boulevard façades of live/work units. The arcade integrates building entries with the sidewalk, enhancing pedestrian engagement.
 Loading Dock Frontages: Located along Shoreline Loop and the public right-ofway frontages of Blocks L and M, supporting the warehouse aesthetic.

Private alley-facing façades are not required to include frontage types and are therefore excluded. The project complies with all frontage-related form-based code regulations. 27 Staff report to City Council – DRP 24-02, VTM 24-01, and PDP 24-01 16 September 9, 2025
Civic Spaces: The WDMP requires approximately 23 acres of civic space throughout the Bayfront District (see pages 3-5 to 3-22). For Blocks K-L-M-O-P, the project includes three primary civic spaces shown in the Civic Space Regulating Plan (page 3-1):

1. Neighborhood Square – Located along Bayfront Loop, framed by Buildings L4, MP2, and MP3. The square meets minimum size standards and is appropriately defined by surrounding frontages.

2. Paseo – Connects the Neighborhood Square to the Bay Trail, creating a narrow, intimate pedestrian corridor between Buildings L4 and MP3. It meets minimum width requirements and supports connectivity.

3. Neighborhood Park – Positioned adjacent to the Bay Trail and accessed via the Paseo. It includes a playground structure, seating areas, and open lawn, and provides a secondary focal point as envisioned in the WDMP.

Although these spaces are located on private land, they will be subject to public access easements to ensure continuous public use in perpetuity. Additional features include garden pathways throughout the development and a secondary viewing deck overlooking the Bay Trail. The civic space design complies with the WDMP standards in form, location, and function.

Building Height: Exhibit C, Sheets A-5, A-6, A-10, A-11, A-15, A-20, A-21, A-27 and A28 show heights of each product type within the project above grade in “stories” and height above grade. The WDMP defines “Height” as “A limit to the vertical extent of a building that is measured in number of stories. Height limits do not apply to masts, belfries, clock towers, chimney flues, water tanks, elevator bulkheads, and similar structures, which may be any height approved by the Director.” In the Building Form cross sections in the WDMP within the T5-VN and T5-MST districts, height is shown to be measured from adjacent street grade in “stories” rather than feet.

Blocks M-P are allowed to be a maximum of 8 stories, while Blocks K-L & O are limited to 4 stories. The proposed plans conform to the height limitations of the WDMP in that all buildings are 3 stories with parapet and optional enclosed rooftop deck staircase. Even with the optional enclosed staircase, the buildings on K-L & O conform to the maximum of 4 stories.

Parking: The WDMP (page 1-34) establishes a parking requirement of one space per 1,500 square feet of residential floor area, excluding affordable units. For live/work units under 2,500 square feet, the residential parking standard applies. The project provides a total of 449 parking spaces, distributed as follows:
 336 garage spaces (2 per unit)
 52 driveway spaces
 61 public spaces, including:
28 Staff report to City Council – DRP 24-02, VTM 24-01, and PDP 24-01 17 September 9, 2025
o 20 parallel on-street spaces along Bayfront Loop
o 12 parallel on-street spaces along Shoreline Loop
o 29 head-in spaces accessed from private alleys (Shared Private Parking) The total supply averages 2.5 spaces per unit and meets or exceeds the WDMP’s minimum parking requirements. Consideration has been given to the function of live/work units, with the parking ratio accommodating potential home-based business activity.

The project is subject to the Bayfront Project Parking Operations Agreement, which requires each block within the Bayfront development to include “Shared Private Parking.” Specifically, at least 10% of the private parking spaces across Blocks E, G, J, K, L, M, N, O, P, Q, and R must be designated as shared. Parking demand is initially based on the “Demand Analysis” prepared by CDM Smith, dated October 14, 2019. The agreement allows the amount of Shared Private Parking to fluctuate within a designated range, the "Cap and Floor", set between a minimum of 176 spaces and a maximum of 216 spaces.

As currently proposed, Blocks K, L, and O do not include any Shared Private Parking.

Public parking on Shoreline Loop and private driveways and garage spaces are excluded from the Shared Private Parking count. Block M provides 9 Shared Private Parking spaces, representing 10% of its total 91 parking spaces (83 of which are in private garages or driveways). Block P provides 20 Shared Private Parking spaces, or 23% of its total 88 spaces (68 of which are in private garages). Across Blocks K, L, M, O, and P, the development provides a total of 6% Shared Private Parking, falling short of the 10% minimum. As a result, the Owner is subject to the adjustment provisions outlined in Section 2.C of the Bayfront Project Parking Operations Agreement.

Streets & Circulation: The WDMP Street and Circulation Standards (4-3) identifies five street types within the project area, including
 John Muir Parkway
 Town Center Street I (Bayfront Blvd)
 Neighborhood Street II (Bayfront Loop)
 Transit Loop Drive (Shoreline Loop)
 Rear Access Alley (see Emergency Vehicle Access section below) John Muir Parkway and Bayfront Boulevard have been constructed to WDMP and City standards. Bayfront Loop, identified as a Neighborhood Street II, is designed to be consistent with the WDMP in that the Public ROW is 66 feet in width and accommodates two-way traffic, with each lane being at least 10 feet wide and parallel parking on both sides of the street. Bicycle lanes and medians are not required or proposed. Where arcades are not proposed, continuous planter strips and tree plantings will also be consistent; however, planter strips and trees are not required with arcade frontage).

The Shoreline Loop, identified as the Transit Loop Drive in the WDMP, will no longer be constructed over Refugio Creek. As proposed in the Vesting Tentative Map, Shoreline 29 Staff report to City Council – DRP 24-02, VTM 24-01, and PDP 24-01 18 September 9, 2025
Loop is proposed to be realigned to facilitate the townhouse development and to avoid the San Francisco Bay Conservation and Development Commission (BCDC) jurisdiction.

As designed, Shoreline Loop is consistent in that the public right-of-way is a minimum of 68 feet for two-way traffic, providing parallel parking on one side of the street. Bicycle lanes and medians are not required or proposed, and loading is only required with oneway travel. Landscaping and tree planting will be consistent with the proposed planter type (5-foot by 5-foot tree grates with medium trees at 30-foot intervals).

Emergency Vehicle Access: While the WDMP shows a rear alley behind Block P, it does not extend the alley behind Block M. In place of a continuous alley, the project retains the 20-foot Bio-Rad Access Easement along the northeast edge and supplements it with strategically placed Emergency Vehicle Access Easements, Public Access Easements, and Public Utility Easements between buildings. These routes have been reviewed by the Fire District and provide acceptable fire truck access and hydrant coverage to all residential structures (see Exhibit C).

Table 2: WDMP Consistency Summary
Topic Key Standards Project Compliance
Architectural
Character
Waterfront Warehouse,
Gold Rush, and
Spanish Revival styles
with objective guidelines
for massing, façade
rhythm, materials, and
roof form.

Buildings K-L-M-O-P follow the approved
style sheets (Exhibit C.1), including
flat/parapeted roofs, vertical window
proportions, and articulated masonry or
stucco bases.

Frontage
Types
T5-MST and T5-VN
zones may employ
Arcade, Stoop, or
Loading Dock
frontages on public
façades.

Arcades line Bayfront Blvd. and
John Muir Pkwy (live-work units); Stoops
serve Bayfront Loop and portions of
Block O; Loading Docks activate
Shoreline Loop and mid-block paseos.

Civic & Open
Space
Minimum 23 acres
district-wide; Blocks K-P
must provide a
Neighborhood Square,
Neighborhood Park,
and a Paseo.
• 5,600 sf Neighborhood Square framed by
Bayfront Loop and Buildings L4/MP2/MP3.
• 4,200 sf Paseo connecting the square to
the Bay Trail. • 12,800 sf
Neighborhood Park with play structure,
lawn, and overlook deck. All open spaces
will be covered by public-access
easements and maintained by the HOA.

Parking ≥1 space / 1,500 sf of
residential floor area;
guest parking may be
on- or off-street.
449 total spaces (2.5 per unit): 336
garage, 52 driveways, 61 on-street
(parallel & head-in). Meets WDMP ratio
and provides distributed guest parking.
30 Staff report to City Council – DRP 24-02, VTM 24-01, and PDP 24-01 19 September 9, 2025
Streets &
Circulation
Neighborhood Street 2
(Bayfront Loop) 60’
width, 2 lanes, with
parallel parking on 2
sides.

Transit Loop Drive
(Shoreline Loop) 68’
width two-way traffic,
parallel parking on 1
side
The project meets all the street standards
for public streets, including width, lanes,
parking, and edges.

REQUIRED FINDINGS
The project is required to demonstrate compliance and consistency with all applicable City requirements, including the General Plan, Zoning Ordinance, Waterfront District Master Plan, and the Bayfront Development Agreements.

To approve a Design Review, Vesting Tentative Map and Planned Development Plan the decision-making body (in this case, the City Council with recommendation from Planning Commission) must make specific findings.

As required by the Design Review chapter of the Zoning Ordinance (Section 13-42.500 of the Municipal Code), the following five specific findings shall be made, per the following titles:

1. Consistency with Applicable Zoning, General Plan, and any Specific Plans

2. Public Health, Safety and General Welfare

3. Site Characteristics that Provide a Desirable Environment

4. Architectural Compatibility

5. General Landscape Considerations
Subdivision of land is governed by the California Subdivision Map Act (SMA) and by Title 10, Chapter 2 of the Hercules Municipal Code. There are seven standards in the SMA (Government Code section 66474) by which subdivisions are evaluated:

1. The map is consistent with the General and Specific Plan.

2. The improvements are consistent with the General and Specific Plan.

3. The site is suitable for the proposed type of development.

4. The site is suitable for the proposed density.

5. Would not cause substantial environmental damage.

6. Would not cause public health problems.

7. Not conflict with easements.
31 Staff report to City Council – DRP 24-02, VTM 24-01, and PDP 24-01 20 September 9, 2025
Section 48.600 of the Zoning Ordinance requires the following findings with facts be made by the City Council in order to approve a Planned Development Plan Permit.

1. Consistent with the General Plan.

2. Circulation is suitable.

3. Exceptions to the Zoning Ordinance are warranted.

4. Compatibility with the surroundings.

5. Utility Service.

Exhibit E of the Resolution 25-XX provides full Facts and Findings needed to support the project.

ENVIRONMENTAL REVIEW:

Pursuant to Section 21166 of the California Environmental Quality Act (Pub. Res. Code §§21000 et seq.) and Section 15162 of the CEQA Guidelines (Cal. Code Reg. §§15000 et seq.), when an Environmental Impact Report (EIR) has been certified for a project, no subsequent EIR shall be prepared unless the lead agency determines that certain conditions are met. Pursuant to CEQA Guidelines Section 15164, an addendum to a previously prepared EIR shall be prepared if none of the conditions in Section 15162 are met but minor changes to the EIR are necessary.

The proposed development is subject to the previously certified 2011 Hercules Bayfront Final Environmental Impact Report (EIR) (State Clearinghouse #2009112058), which established mitigation measures tied to the overall buildout of the entire Bayfront Project.

The proposed project implements a portion of the Approved Project that was analyzed in the 2011 Certified EIR. The proposed project is identified as Blocks K-L-M-O-P in the 2011 Certified EIR. The project site is subject to the Implementing Development Agreement for the Hercules Bayfront Project by and between the City of Hercules and Hercules Bayfront, LLC, dated March 14, 2012, which provides the project developer flexibility with respect to moving density within the Approved Project site, so long as overall development remains within the buildout evaluated in the 2011 Certified EIR.

As shown in the Title Sheet C1.0 of the Vesting Tentative Map review package, a density summary table is provided for each block and the overall density of the project, showing the project with an overall density of 25.5 dwelling units per acre, which is less than anticipated in the Certified EIR for this project area. Based on the Maximum Development “Ground-Up” Build Out Estimate analyzed in the 2011 Certified EIR compared with the current Density Summary on Sheet C1.0, the proposed project will not exceed the level of development. Therefore, the proposed project falls within the scope of the total program analyzed in the 2011 Certified EIR.
32 Staff report to City Council – DRP 24-02, VTM 24-01, and PDP 24-01 21 September 9, 2025
As detailed in Exhibit D to the draft resolution, the proposed project does not trigger any of the conditions in Section 15162, nor does it require an addendum pursuant to Section 15164. While the proposed project incrementally contributes to impacts previously identified in the 2011 Certified EIR, it does not require changes to that EIR. Additionally, there have not been changes in any circumstances that would require modifications to the EIR, nor is new information of substantial importance now available that demonstrates that the proposed project will have new significant impacts, increase the severity of impacts previously identified, or otherwise cause environmental effects not previously examined. And since the proposed project does not involve any new or significant impacts, no additional mitigation measures are necessary. Finally, in its review and analysis of the proposed project, the City did not identify any additional mitigation measures that would substantially lessen any significant and unavoidable impacts previously identified in the 2011 Certified EIR. Therefore, no changes to the 2011 Certified EIR are required. Pursuant to CEQA Guidelines sections 15162 and 15164, no further CEQA documentation is necessary. However, since the project is relying on the 2011 Bayfront certified Final EIR for environmental clearance, the Planning Commission will need to make findings of EIR conformity when considering approval of the design review permit.

The proposed project is subject to and will implement all applicable mitigation measures from the Mitigation Monitoring and Reporting Program (“MMRP”) adopted with the 2011 Certified EIR. The 2011 Bayfront EIR, including the Mitigation Monitoring and Reporting Program, is available on the City’s website. The 2012 Implementing Development Agreement for the Hercules Bayfront project defines which mitigation measures are the responsibility of the Bayfront developer and which are the responsibility of the City.

FISCAL IMPACT:

There are no direct fiscal impacts associated with this item.

ATTACHMENTS:
 Attachment 1: Resolution 25-XX approving Design Review Permit #24-02 VTM # 24-01, and PDP #24-01.
 Exhibit A – Bayfront Blocks K-L-M-O-P Project Conditions of Approval  Exhibit B – Implementing Development Agreement Conditions of Approval  Exhibit C – Bayfront Blocks K-L-M-O-P – Development Plans  Exhibit C.1 – Bayfront Blocks K-L-M-O-P - Architectural Consistency  Exhibit D – Bayfront Blocks K-L-M-O-P – CEQA Conformity Findings to Certified Bayfront EIR
33 Staff report to City Council – DRP 24-02, VTM 24-01, and PDP 24-01 22 September 9, 2025
 Exhibit E – Bayfront Blocks K-L-M-O-P - Findings with Facts  Exhibit F – Bayfront Blocks K-L-M-O-P - Traffic Report  Attachment 2: Planning Commission Resolution 25-05
 Attachment 3: Staff Presentation
 Attachment 4: Applicant’s Presentation
34 HERCULES CITY COUNCIL
RESOLUTION NO. 25-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HERCULES APPROVING DESIGN REVIEW PERMIT (DRP) #24-02, VESTING TENTATIVE MAP (VTM) #24-01 AND A COMBINED INITIAL AND FINAL PLANNED DEVELOPMENT PLAN (PDP) #24- 01 FOR A RESIDENTIAL PROJECT LOCATED ON BAYFRONT BLOCKS K-L-M-O-P, CONSISTING OF 168 ATTACHED TOWNHOUSE UNITS (INCLUDING 10 AFFORDABLE UNITS) LOCATED WITHIN PARCELS 19, 21, 23, 27, AND 28 OF THE

HERCULES WATERFRONT VESTING TENTATIVE MAP, ON PORTIONS OF ASSESSOR’S PARCEL NUMBERS 404-730-012-6, 404-730-003-5, 404-730-008-4, 404-730-009-2, AND 404-730-006-8.

WHEREAS, in 2000 the City adopted the “Waterfront District Master Plan” (WDMP) and amended it in September 2001. In 2008 the “Waterfront Now Initiative” was presented to the City Council, and the Council adopted without alteration the language of the ballot initiative by adding “Section 4” to the original WDMP (often called the Bayfront Waterfront Plan, or the Initiative Plan, or in this approval the WDMP) via Initiative Ordinance 440 on July 22, 2008; and
WHEREAS, the Hercules Bayfront Draft and Final EIR documents (collectively, the “EIR”) were certified by the City Council through Resolution No. 11-140 on December 13, 2011. The EIR evaluated development of the WDMP area in accordance with a development proposal known as the Bayfront Project. The Bayfront Project divided the WDMP area into three Sub-Areas, referred to as The Bowl (containing Blocks A, B, and C), Bayfront Boulevard (containing Blocks D–J), and The Village (containing Blocks K– R), which together allow for a total of 1,392 residential units, 115,000 square feet of nonflex office space, 90,000 square feet of non-flex retail space, and an additional 134,000 square feet of flex space (which can convert to 134 units of residential use); and WHEREAS, further amendments to the Initiative, General Plan Amendment, updates to exhibits, and refinements to the WDMP document were adopted through Council Ordinance 464 on January 10, 2012, to conform the WDMP to the EIR documents; and
WHEREAS, on March 13, 2012, the City Council approved a Vesting Tentative Map, a Vesting Development Agreement, and an Implementing Development Agreement (which was recorded June 15, 2012) covering the entire Bayfront area of the Waterfront District and establishing various rights and obligations between the owner and the City regarding development of the area; and
WHEREAS, the last minor amendment to the WDMP was initiated by the City and approved by the owner by a Council action taken on May 10, 2016, though Ordinance 494 to include the already developed Railroad Avenue Live–Work block for the sole purpose of using the T5-MST land use table to simplify the implementation of use permits; and
35 WHEREAS, Exhibit B to this resolution contains Exhibit L from the Implementing Development Agreement which contains a complete list of Conditions of Approval that are applicable to the larger Bayfront Project that the developer is responsible for; and WHEREAS, Exhibit G of the Implementing Development Agreement (which is not contained herein) shows the City Public Improvements required to be carried out by the City as part of the larger Bayfront Project, with many of the public improvements already completed by the City; and
WHEREAS, on April 17, 2024, Hercules Land Partners LP (applicant) submitted to the City a Senate Bill (SB) 330 preliminary application pursuant to California Government Code Section 65941.1 for the proposed project located on Blocks K-L-M-OP, including 28 live-work units and 143 multifamily residential units, including 10 lowincome units; and WHEREAS, on July 8, 2024, Hercules Land Partners LP (applicant) submitted to the City the following application concurrently and collectively related to the proposed project located on Blocks K, L, M, O, and P:
 Design Review Permit (DRP) #24-02 in accordance with Section 13-42.200 of the Hercules Municipal Code and the Implementing Development Agreement; and  Vesting Tentative Map (VTM) #24-01 to vest current land use regulations, realign the Shoreline Loop, and subdivide the existing two parcels (7.04 acres) into a condominium project; and
 Initial and Final Planned Development Plan (PDP) #24-01 per the Implementing Development Agreement for all developments exceeding five acres; and WHEREAS, the proposed project is located within the Transit Village (a.k.a., “The Village”) planning subarea of the larger Hercules Waterfront District Master Plan (WDMP), which consists of eight city blocks (Blocks K, L, M, N, O, P, Q & R); and WHEREAS, in accordance with the California Environmental Quality Act (CEQA), City staff reviewed the EIR to determine whether the development proposal for Blocks KL-M-O-P are within the scope of the development program evaluated in the EIR, and staff’s analysis and findings are contained in the attached Exhibit D; and WHEREAS, the Planning Commission at its July 21, 2025 meeting passed Resolution 25-05 recommending City Council approval of Design Review Permit (DRP) #24-02, Vesting Tentative Map (VTM) #24-01 and a combined Initial and Final Planned Development Plan (PDP) #24-01 for a residential project located on Bayfront Blocks KL-M-O-P, and finding that the project will not result in any new, significant impacts that were not examined in the 2011 Certified EIR, and that none of the circumstances that would require preparation of an addendum or a subsequent or supplemental EIR under CEQA exist; and
WHEREAS, the City Council held a duly noticed public hearing on September 9, 2025 to consider Design Review, Vesting Tentative Map and Planned Development Plan of the proposed project on Blocks K-L-M-O-P, and after considering input from City staff, the applicant, and the public, the City Council reviewed the project plans, evaluated the 36 project’s conformance with various City codes, and considered the certified EIR and the required findings; and
WHEREAS, the City Council in reviewing this material finds that the proposed project will not result in any new, significant impacts that were not examined in the 2011 Certified EIR, and that none of the circumstances that would require preparation of an addendum or a subsequent or supplemental EIR under CEQA exists; and WHEREAS, the City Council Staff Report, dated September 9, 2025, incorporated herein by reference, describes and analyzes the subject application for DRP #24-02, VTM #24-01 and PDP #24-01, and the City Council concurs with staff’s analysis and findings regarding how the project meets the required Design Review, Vesting Tentative Map and Planned Development Plan Findings that are contained in the attached Exhibit E; and WHEREAS, on September 9, 2025, the City Council held a duly noticed public hearing, received oral and written comments from the general public, property owners, and interested parties, and has thoroughly considered all of the above referenced reports, recommendations, and testimony, and used its independent judgment before making a decision or taking any action on the Project; and
NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of Hercules after due study, deliberation, and public hearing for the proposed Design Review Permit (DRP) #24-02, Vesting Tentative Map (VTM) #24-01, Initial/Final Planned Development Plan (PDP) #24-01, as follows:
• The foregoing recitals are true and correct and made a part of this resolution by this reference.
• After due study, deliberation, and public hearing, the City Council makes specific findings and determinations below which are supported by facts stated in the City Council staff report of September 9, 2025, which are incorporated herein by reference, and the attached Exhibit E.
• The proposal would not be detrimental to the health, safety, welfare, and public interest of the City so long as the applicant adheres to the Conditions of Approval listed in Exhibit A and those listed in Exhibit B from previous Project Approvals and the attached approved drawings.
• The proposal is internally consistent and does not conflict with the purposes, regulations, and required findings of the Zoning Ordinance so long as the applicant adheres to the Conditions of Approval contained herein as Exhibit A and B from previous Project Approvals and the attached approved drawings in Exhibit C. • The City Council finds that all elements, requirements, and below conditions for the 168-unit townhouse development proposed on Blocks K-L-M-O-P within the Bayfront “Village” subarea are a reasonable and appropriate manner of preserving, protecting, providing for, and fostering the health, safety, and welfare of the citizenry in general and the persons who work or visit or live in this development based on the Findings with Facts attached in Exhibit E supporting the Design Review, Vesting Tentative Map, and Planned Development Plan related Findings, as well as information contained in the September 9, 2025, City Council staff report. 37 • General underground utility considerations, including the location, type, and size, are not included in this approval. A review of exact locations, type, and size will be performed by Engineering as part of the final project design. • Applicant agrees with the necessity of, and accepts all elements, requirements, and conditions for the 168-unit townhouse development proposed on Blocks K-LM-O-P (of which 10 units will be affordable) as reasonable and appropriate to preserve, protect, provide for, and foster the health, safety, and welfare of the citizenry in general and the persons who work or visit or live in this development in particular, based on the Findings with Facts attached in Exhibit E supporting the Design Review, Vesting Tentative Map, and Planned Development Plan related Findings, as well as information contained in the September 9, 2025, City Council staff report.

BE IT FURTHER RESOLVED that the City Council finds the following regarding the proposed Design Review Permit #DRP 24-02 in accordance with Chapter 13- 42 of the Hercules Municipal Code zoning section that:

1. The approval of the design review plan complies with all provisions of Chapter 42, Design Review section of the City of Hercules Zoning Ordinance (Municipal Code Section 13-42), as well as other pertinent provisions of the Zoning Ordinance and applicable zoning and land use regulations, including, but not limited to, the Hercules General Plan as amended and any specific plan, such as the Hercules Waterfront District Master Plan (HWDMP).

2. The approval of the design review plan is in the best interest of the public health, safety, and general welfare.

3. General site considerations, including site layout, open space and topography, orientation and location of buildings, vehicular access, circulation and parking, setbacks, heights, walls, fences, public safety, and similar elements have been designed to provide a desirable environment for the development.

4. General architectural considerations, including the character, scale and quality of design, the architectural relationship with the site and other buildings, building materials, colors, screening of exterior appurtenances, exterior lighting and signing, and similar elements have been incorporated in order to ensure the compatibility of this development with its design concept and the character of adjacent buildings.

5. General preliminary landscape considerations, including the location, type, size, color, texture and coverage of plant materials at the time of planting and after a fiveyear growth period, provision for irrigation, maintenance and protection of landscaped areas and similar elements have been considered to ensure visual relief, to complement buildings and structures, and to provide an attractive environment for the enjoyment of the public.

6. The City Council approves DRP #24-02 for the Project Site known as Blocks K-LM-O-P subject to Conditions of Approval contained herein in Exhibit A.

BE IT FURTHER RESOLVED that the City Council finds the following regarding the proposed Vesting Tentative Map VTM #24-01 in accordance with Title 10, Chapter 2 (Subdivisions) of the Hercules Municipal Code:
38 1. VTM #24-01 is consistent with the General Plan;

2. VTM #24-01 is consistent with the PC-R zoning of the property, which allows the proposed uses;

3. VTM #24-01 is consistent with the Waterfront District Master Plan;

4. VTM #24-01 is consistent with the intent of applicable subdivision regulations and related ordinances in Title 10, Chapter 2 (Subdivisions) of the Hercules Municipal Code;

5. The design and improvements of VTM #24-01 are consistent as they relate to the Project Site;

6. VTM #24-01 is consistent with the PDP #24-01 for the Block K-L-M-O-P project and therefore consistent with the Zoning Ordinance;

7. Project design, architecture, and concept are suitable for the Project Site created by VTM #24-01 and therefore, the proposed subdivision is physically suitable for the type and intensity of development proposed;

8. The 2011 Certified EIR Mitigation Measures and the Mitigation Monitoring program are appropriate for addressing any potential environmental impacts identified;

9. The design of VTM #24-01, will not conflict with easements or access through or use of property within the proposed subdivision; and

10.The City Council approves VTM #24-01 for the Project Site known as Blocks K-L-M-O-P subject to Conditions of Approval contained herein in Exhibit A.

BE IT FURTHER RESOLVED that the City Council finds the following regarding the proposed Initial/Final Planned Development Plan (PDP) #24-01 in accordance with Section 13- 48 of the Hercules Municipal Code Zoning Section as it relates to approval of a Planned Development Plan:

1. The proposed use and densities are consistent with the General Plan.

2. The streets and thoroughfares proposed are suitable and adequate to carry anticipated traffic, and increased densities will not generate traffic in such amounts as to overload the street network outside the proposed project exceeding those anticipated in the Initial Study and updated Traffic Analysis contained therein.

3. That any exceptions from standard ordinance requirements are warranted by the design and amenities incorporated in the approved PDP #24-01 drawings and approved exceptions regarding lot size, lot width, lot depth, and corner side yards.
39 4. The area surrounding the Project Site can be planned and zoned in coordination and substantial compatibility with the proposed development so long as the conditions of approval are met.

5. The existing and proposed utility services are adequate for development densities proposed and will comply with the improvement standards required by VTM #24-01.

6. The City Council approves PDP #24-01 for the Project Site known as Blocks K-L-M-O-P subject to Conditions of Approval contained herein in Exhibit A.

BE IT FURTHER RESOLVED that the City Council finds and the Applicant agrees (as stated in the public hearing) with the necessity of and accepts all elements, requirements and conditions of the DRP #24-02 , VTM #24-01, and PDP #24-01, and the above referenced for the Blocks K-L-M-O-P project as being a reasonable manner of preserving, protecting, providing for, and fostering the health, safety and welfare of the citizenry in general and the persons who live in this development in particular.

BE IT FURTHER RESOLVED that if there is any conflict between the attached Approved Blocks K-L-M-O-P Development Plans contained in Exhibits C and/or the conditions of approval in Exhibit A, the Community Development Director shall reasonably resolve the issues based on the general intent discussed in the staff reports, environmental documents, and City policy.

The foregoing Resolution was duly and regularly adopted at a regular meeting of the City Council of the City of Hercules held on the 9th day of September 2025, by the following vote of the Council:

AYES:

NOES:

ABSTAIN:

ABSENT:
____________________________
Dion Bailey, Mayor
ATTEST:
________________________________
Eibleis Melendez, City Clerk
40 Exhibits:

Exhibit A – Hercules Bayfront Blocks K-L-M-O-P Project Conditions of Approval Exhibit B – Applicable Conditions of Approval from the Implementing Development Agreement (IDA) for the Hercules Bayfront Project (Exhibit L) Exhibit C – Development Plans (includes General Information, Architectural, Civil, and Landscape Plans)
Exhibit D – CEQA Findings Concerning the Approval of the Bayfront Blocks K-L-M-O-P Project
Exhibit E – Findings with Facts
Exhibit F – Bayfront Blocks K-L-M-O-P - Traffic Report
41 EXHIBIT A

CONDITIONS OF APPROVAL

THE HERCULES BAYFRONT BLOCKS K-L-M-P-O PROJECT (DESIGN REVIEW PERMIT (DRP) 24-02, VESTING TENTATIVE MAP (VTM) 24-01, AND PLANNED DEVELOPMENT PLAN (PDP) 24-01)
42 Conditions of Approval – Bayfront Blocks K-L-M-O-P
LEGEND:

DEPARTMENT with primary responsibility for implementing the listed conditions of approval:
(B) = Building; (CA) = City Attorney; (F) = Fire District; (PL) = Planning; (PW) = Public Works,

1. Minor Modifications: The project being built will substantially comply with the attached plans (dated April 1, 2025) for the Bayfront Blocks K-L-M-O-P Project as submitted for the July 21, 2025, Planning Commission meeting, with any changes approved by the Planning Commission, unless otherwise amended by action of the City Council. Minor modifications to the project may be requested by the Owner and approved administratively by the City, in the reasonable discretion of the Community Development Director. The decision on amendments must be based on the standards that applied to the original project approval, and a minor change can only be approved or conditionally approved if the Community Development Director determines that the minor change is consistent with the spirit and intent of the original project approval and does not substantially change the effects of the approval on surrounding property.

Minor modifications shall only be approved consistent with the provisions of the City of Hercules Zoning Ordinance, contained within the Hercules Municipal Code Title 13, Chapter 46, “Minor Modifications.” (PL)(B)

2. SB 330 Preliminary Application Vesting Rights. The housing development project shall commence construction within two and one-half (2.5) years following the date of final approval or the Owner will lose all vested rights received at the time the preliminary application was submitted (Gov. Code §65589.5 [o]).

3. Indemnity Requirement: Failure by the Owner to object to any of the terms, conditions, requirements and obligations set forth in this Design Review Permit prior to the expiration of the appeal period (which is 10 business days of the mailing or posting of the approving resolution) shall constitute acceptance of all of the conditions and obligations imposed by the City on this permit. The Owner by said acceptance waives any challenges as to the validity of these conditions. Owner agrees to indemnify and defend the City, its agents, officers and employees, at Owner’s own expense, against and from any claim, action or proceeding brought by any third party arising from or relating to the City’s processing of Owner’s development applications, the City’s issuance of any of the approvals described in these conditions, and the Owner’s implementation of and operations under the Design Review Permit, including but not limited to any claim, action or proceeding brought to attack, set aside, void or annul any of the City approvals described in these conditions, and any claim, action or proceeding brought against the City arising from or relating to Owner’s development and operation of the project that is the subject of such City approvals. City shall promptly notify Owner of any such claim, action or proceeding of which City receives notice, and City will fully cooperate with Owner in the defense thereof. Owner’s obligations under this condition shall include the obligation to reimburse the City for any court costs, reasonable attorney’s fees and damage awards which the City may be required to pay as a result of any such action. City may, in its sole discretion, participate in the defense of any such claim, action or proceeding and may elect to be represented by counsel of the City’s choosing at Owners’ expense, and such participation shall not relieve the Owner of any of the obligations of this condition. This condition shall apply as 43 written unless the Owner’s development proposal for Blocks K, L, M, O, & P is determined to be consistent with and to conform to the Hercules Waterfront District Master Plan such that the indemnity requirement contemplated hereby is specifically controlled by the Implementing Development Agreement.

4. Master Sign Program: Prior to ordering or constructing any permanent commercial signage, the property owner shall submit and receive Community Development Director approval for an Administrative Design Review permit for signage.

5. Architecture Related - Exterior Materials: Actual building material samples showing material and finish of key elements on the buildings shall be reviewed and approved by the Community Development Director prior to building permit issuance. Material and color samples shall include—at a minimum—paint palette, brick veneer(s), painted stucco, smooth trowel plaster, cement board siding, metal storefront, lap siding, shingles, adhered tile, windows, doors, trim, and roof shingles. Final materials shall reflect the entitled design intent and shall be reasonably approved accordingly.

6. Roof-Mounted Equipment: Per HMC 13-31.300.10 all roof-mounted mechanical equipment, including but not limited to heating, ventilation, and air conditioning equipment, shall be recessed, grouped, and/or screened from adjoining property and public streets subject to reasonable approval of the Community Development Director. Plumbing vents, ducts, and other appurtenances protruding from the roof shall be integrated in such a manner that they will not be viewed from the front of the property or other highly visible vantage points. All vents, gutters, downspouts, flashings, conduits, etc. that are visible from outside the building shall be painted the color of the adjacent surface. A note shall be included on construction plumbing drawings of exterior elevations to indicate to contractors that roof features shall be grouped and located in the manner described. Roof vents shall be shown on construction drawings and painted to match roof material color. (PL/B)

7. Project Fencing: The details and location of all proposed project fencing, including material samples if needed, shall be submitted for staff review and approval prior to the issuance of building permits.

8. Screening of Above Ground Utilities: All above ground utilities visible from public rights of way shall be screened with landscaping, decorative materials, berming, or other means that are consistent with or complementary to the materials and style of the entitled landscape and neighborhood design. Above-ground utilities should be placed in locations that will allow space for screening elements, required utility access, and utility clearance requirements. Final materials and locations shall reflect the entitled design intent.

9. Parking:
a. Parking Operations Agreement: The project is subject to the Bayfront Project Parking Operations Agreement, effective June 27, 2023. Pursuant to the agreement, the Owner agrees to share a total of 10% of its private parking spaces (exclusively in Blocks E, G, J, K, L, M, N, O, P, Q and R) in the project for use by the public (“Shared Private Parking” spaces) when certain transit service or parking demand conditions are met or by mutual agreement between City and Owner, as detailed in Section 2.A. of the agreement. 1) Owner agrees that at full-build-out of all aforementioned Blocks, subject to Covenant Commencement Events as detailed in Section 2.A of the agreement, 44 the 10% Shared Private Parking spaces will include a minimum of 176 and a maximum of 216 spaces.
2) If the Blocks do not include a minimum of 10% of the total Shared Private Parking spaces designated within each Block, the provision of Shared Private Parking shall be subject to adjustment pursuant to section 2.C of the Bayfront Project Parking Operations Agreement.
b. On-Street Parking: The duration of parking allowed on any street parking spaces located on John Muir Parkway, Bayfront Loop, Shoreline Loop, and on the EVA/private road between Blocks shall be determined by the City or other appropriate entity (e.g., parking district), with all related signage, striping, and potentially parking meters funded by the Owner or duly-formed parking district.
c. Electric Vehicle (EV) Parking: The number of EV parking spaces in the garages shall be as required by the current CALGreen Code when the building permit is submitted. EV parking spaces shall be shown on drawings included with the Building Permit submittal. (PL)(B)

10. Refuse/Trash Collection and Construction Debris: Republic Services (a.k.a., Richmond Sanitary Service) is the exclusive franchised solid waste hauler for the City of Hercules.

Republic Service’s exclusive collection rights include collection of all solid waste in the City, including construction and demolition (C&D) waste from construction and demolition projects in the City. (PL)

11. Graffiti Prevention and Control: The Owner/Owner shall maintain the site free of graffiti.

Graffiti applied to any surface of the subject property shall be removed within forty-eight (48) hours of the Owner/Owner being notified by the City. The City may remove the graffiti if the Owner/Owner fails to remove the graffiti within forty-eight (48); the Owner/Owner shall reimburse the City for the graffiti-removal work. (PL)

12. Storm Water Basin “Fair Share”: Owner shall pay any required fair-share contribution for the existing regional stormwater treatment facilities as part of the Community Facility District installed during the “Path To Transit” project, City Project Number 63001D, which serves multiple private parcels including the Hercules Waterfront District Transit Village area, in conformance with the Implementing Development Agreement and Vesting Tentative Map. Furthermore:
a. Only untreated stormwater runoff shall be conveyed into the shared stormwater treatment basin and said flow shall not exceed the Owner’s allotted portion of the basin. (PW) b. On-site stormwater which has been treated in accordance with the Contra Costa Clean Water Program may be discharged into a City storm drain pipe if there is adequate capacity or water bodies if permits are obtained from the regulatory agencies and the design is approved by the City. (PW)

13. Easement for Storm Drainage Maintenance: Owner shall provide an easement for City maintenance of storm drainage facilities, where applicable and as determined by the City, before building permit issuance. (PW)

14. Utility Pipe Sizes: Utility pipe sizes to be shown and signed off by City Public Works Director as adequate before building permit issuance. (PW) 45 15. Street Repair: Should the Owner cut into existing City streets (Bayfront Boulevard and John Muir Parkway), the Owner shall restore such streets to their condition prior to Owner’s work and shall slurry seal and re-stripe (with thermoplastic) the adjacent streets in coordination with the City Engineer and Public Works when the project is completed. (PW)

16. Required Public Improvements: The Owner is required to fund and construct all public improvements as depicted on the project plans, including Bayfront Loop and Shoreline Loop roads and any changes and/or repairs needed to the Bayfront Boulevard and John Muir Parkway frontages in accordance with City of Hercules Design Standards and subject to the approval of the City Engineer. (PW)

17. Pedestrian Access: Accessible routes and all ramps, including but not limited to any required modifications to sidewalk curb ramps along project perimeter streets, shall comply with all current applicable ADA access requirements and City Standards. (PW)

18. Pedestrian Bulb-Outs: Pedestrian bulb-outs shall be removed and replaced with crosswalks at the intersection of Bayfront Boulevard and John Muir Parkway to the extent allowed by the City Engineer in consultation with the Fire Department. (PW / F)

19. Participation in Street Lighting/Landscape District: Owner shall either continue participation in the existing Lighting and Landscaping Assessment District No. 83-2 for the “Developed Property” rate or form another financing district acceptable to the City to finance the operation, maintenance, servicing and capital replacement costs associated with the landscaping and lighting in public right-of-way unless maintenance is provided by other means. (PW)

20. Street Lighting Relocation or Elimination: Prior to issuance of Building Permits, a street lighting plan shall be submitted to the City Engineer for review and approval. The plan shall identify the location, design, height and foot-candles of all existing and proposed streetlights.

The plan shall include a street lighting transition plan which details street lighting during site construction. Any deviations from City Standards being requested shall be clearly identified and documented with supporting reasons for the requested waiver. (PW)

21. On-Site Maintenance: The property owner or Homeowners Association (when formed) shall be responsible for the operation, maintenance, servicing, and capital replacement of all areas not operated and/or maintained by individual property owners. This includes, but is not limited to, brick maintenance to correct efflorescence, stucco maintenance to repair cracks, fixture repair due to ground settlement, pet waste management including bag stations, waste receptacles and signage, all parking except spaces on public streets, landscaping, open space, streetlights, alleys, pedestrian paseos, and non-public areas held in common by the association, required for property maintenance. The property owner or association shall be responsible for enforcement of any recorded Covenants, Conditions, and Restrictions (CC&R) related to property maintenance. (PW)

22. Impervious Surfaces / Stormwater Treatment: With construction of any impervious surfacing, permanent stormwater treatment facilities shall be constructed and in service prior to the issuance of the first certificate of occupancy. (PW)

23. Construction Damage to Roadways: Once building construction has been completed in the vicinity, Owner shall repair and restore damage to John Muir Parkway and Bayfront Boulevard caused by Owner’s construction within the Bayfront Project limits. As needed, 46 restoration shall include but is not limited to repairs to all damaged curbs and gutters, replacement of damaged landscaping, irrigation repairs, grinding, asphalt concrete overlay, and striping of said streets. Owner shall also repair any damage caused by project-related truck traffic to John Muir Parkway from Bayfront Boulevard to San Pablo Boulevard.

Repairs may include but are not limited to patching, slurry sealing, striping, grinding, and asphalt concrete overlay, as needed. Nothing in this condition shall create any responsibility on the part of the Owner for roadway damage or deterioration shown to be caused by vehicles other than those used in Owner’s construction activities. (PW)

24. Final Map/Public Access/Rights of Way: Prior to the issuance of Building Permits, a Final Map shall be recorded, subject to City approval, that covers the geographic area occupied by Blocks K, L, M, O, and P, including the area of the proposed 55-foot wide easement for driveway, pedestrian access and parking purposes on the property adjoining the Project to the south (Blocks Q and R) as depicted in the Project plans. a. The Final Map shall include an offer for dedication to the City for the 66-feet of right-ofway for the segment of the Bayfront Loop road and the varying width segment of Shoreline Loop road as depicted in the Project plans.
b. The Owner shall acquire a 55-foot wide easement from the owner of the adjoining property to the south of the Project (Blocks Q and R) to provide for the construction, use and maintenance of the driveway, sidewalk and parking improvements to be constructed by the Project between the east end of Bayfront Loop and the west boundary of the BioRad property, as depicted on the Project plans. Said easement shall be shown on the Final Map and shall be recorded prior to or concurrently with the map. c. The Final Map shall include the relocation of the existing public street right-of-way line at the north side of Bayfront Boulevard (at Buildings K1 and K6) and the east side of John Muir Parkway (at Buildings O1 and O6), and the proposed public street right-ofway line at the north side of Bayfront Loop (at Building L1) so that said right-of-way lines will be located at the back of the adjacent roadway curb, thereby placing the arcade areas and the building overhangs of said buildings on the private property side of the right-of-way lines. A “Public Sidewalk Easement” shall be offered for dedication to the City on the Final Map for the portions of the sidewalk in these areas that will be outside of the resulting public street right-of-way. The property owner or Homeowners Association (if and when formed) shall be responsible for the maintenance and capital replacement costs for all structures and improvements, including the sidewalk, situated within any “Public Sidewalk Easement”.
d. Owner shall enter into an agreement with the City to maintain any improvements, including any park improvements, constructed on City property, and indemnifying the City. An easement shall be recorded for these improvements and an encroachment permit from the Engineering Division will be required to construct said improvements.

Maintenance shall include any incremental costs of restoration of that portion of the improvements on City property.
e. The Final Map shall include a “Park Easement” for the Neighborhood Park at Block MP. 47 f. The Final Map shall include the “Emergency Vehicle Access Easements”, “Public Access Easements” and “Public Utility Easements” over the private alleys and adjacent areas within the Project.
g. At the Owner’s election, an easement over landscaping areas in the public right of way may be recorded to allow the Owner/Homeowners Association to perform maintenance in lieu of participation funding through the existing lighting and landscaping district, which is otherwise responsible for maintaining the improvements. (PW)

25. Fire District Requirements: Owner/ shall conform to the applicable requirements of the Contra Costa County Fire Protection District in accordance with the provisions of the CA Fire Code (CFC), Building Code (CBC), local ordinances, and adopted standards.

26. Land Development Permit Required: A land development permit is required for access and water supply review and approval prior to submitting building construction plans. The Owner shall submit scaled site improvement plans indicating:
a. All existing or proposed hydrant locations
b. Fire apparatus access to include slope and road surface c. Aerial fire apparatus access
d. Elevations of building
e. Size of building and type of construction
f. Gates, fences, retaining walls, bio-retention basins, any obstructions to access g. Detail showing the lowest level of fire department vehicle access and the floor level of the highest occupied floor
h. Striping and signage plan to include “NO PARKING-FIRE LANE” markings i. Provide drawings for paths from the public way to under emergency escape and rescue openings showing a proposed clear path and clear space under these openings that allow.

27. New Construction Permit Required: The Owner shall submit separate building construction plans and specifications for each building within the subject project to the Fire District for review and approval. After the new construction plans are approved, plans and specifications for all deferred submittals shall be submitted, including, but not limited to the following:
a. Private underground fire service water mains
b. Fire Sprinklers
c. Standpipe
d. Fire Alarm
e. Fire Pump (if required)
f. Energy Systems (if applicable)
g. Emergency Generator (if required)
h. Photovoltaic
i. Emergency Responder Radio (ERRCS) (if required)
48 28. Aerial Access Required: Access as shown on Sheets C4.1 through C4.3 appears to comply with Fire District requirements. The requirements are as follows:
a. Aerial Fire Apparatus Access is required where the vertical distance between grade plane and the highest roof surface exceeds 30 feet as measured in accordance with Appendix D, Section 105 of the CFC. Aerial access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. At least one of the required routes shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and building.
b. All non-aerial apparatus access roads shall comply with the following. Emergency apparatus access roadways shall be provided with all-weather (paved) driving surfaces of not less than 20-feet unobstructed width, and not less than 13 feet 6 inches of vertical clearance, to within 150 feet of travel distance to all portions of the exterior walls of every building. Access shall have a minimum outside turning radius of 45 feet, minimum inside turning radius of 25 feet, and must be capable of supporting the imposed fire apparatus loading of 37 tons. Access roadways shall not exceed 20% grade. Grades exceeding 16% shall be constructed of grooved concrete per the attached Fire District standard. Cross grades shall not exceed 8%. (503) CFC, CCCFPD Ordinance.

29. Fire Lane Identification: Provide fire lane identification as required:
a. Access roadways of less than 28-feet unobstructed width shall have signs posted or curbs painted red with the words: NO PARKING – FIRE LANE clearly marked. (22500.1) CVC, (503.3) CFC.
b. Access roadways of 28 feet or greater, but less than 36-feet unobstructed width shall have NO PARKING – FIRE LANE signs posted, allowing for parking on one side only or curbs painted red with the words NO PARKING – FIRE LANE clearly marked. (22500.1) CVC, (503.3) CFC.

30. Adequate Water Supply for Firefighting Operations: During the official Land Development Permit review process. The Owner shall provide an adequate and reliable water supply for fire protection as set forth in the California Fire Code. (507.1) CFC *Request a flow test from the Fire District office. Email the Fire District’s Permit Technicians at [email protected] to request an application and begin the request process.

31. Emergency Escape and Rescue Openings: Provide emergency escape and rescue openings in Group R occupancies of Type V construction. Basements and sleeping rooms below the fourth story above grade plane shall have at least one exterior emergency escape and rescue opening. Such openings shall open directly into a public way or to a yard or court that opens to a public way. Landscaping, signage and other obstructions must not hinder the positioning of firefighting ground ladders from apparatus access to the rescue windows. Access to Emergency Escape and Rescue openings by ground ladders shall be from an approved emergency access road, ladder pad with an all-weather, slip-resistant cover. The ladder pad shall be sized at a minimum 6-foot wide by 7-foot deep. A ground ladder diagram and plan 49 sheet shall be provided as part of the Land Development plan submittal. For more information, contact the Fire District Permit Technicians at [email protected]. (1031.3) CFC

32. Emergency apparatus access roadways and hydrants shall be installed, in service, and inspected by the Fire District prior to construction or combustible storage on site. (501.4) CFC

33. Fire Sprinkler Systems Required: Based on the proposed plans provided, the buildings as proposed shall be protected with an approved automatic fire sprinkler system complying with the current, adopted edition of NFPA 13 or 13R. The type of system will be determined at the New Construction Phase, as the information on the plans provided were limited. (903.2) CFC

34. Emergency Responder Radio Coverage. New buildings shall have approved radio coverage for emergency responders. An emergency responder radio coverage system shall be installed when the conditions of CFC 510.4.1 are not met. Testing shall be conducted and the results submitted to the Fire District prior to the building final. (510.1) CFC

35. Maintenance of Access to Open Land. Where existing access to open land or space, or to fire trail systems maintained for public or private use is obstructed by new development of any kind, the Owner shall provide an alternate means of access into the area that is sufficient to allow access for fire personnel and apparatus. These access roadways shall be a minimum of 16 feet in width to accommodate Fire District equipment. Access locations will be determined by this office upon submittal of complete improvement plans. Contra Costa County Ordinance 2022-34.

Fire Safety and Site Maintenance during Construction

36. FCL Requirements. Flammable or combustible liquid storage tanks shall not be located on the site without obtaining approval and necessary permits from the Fire District. (3401.4) CFC

37. Portable Generators. Portable generators used at construction sites shall comply with Section 1204. (3309) CFC

38. Abatement Maintenance. The owner shall cut down and remove all weeds, grass, vines, or other growth that is capable of being ignited and endangering property. (304.1.2) CFC

39. Portable Fire Extinguishers Required. All homes under construction shall be provided with not less than one approved portable fire extinguisher at each stairway on all floor levels, every storage shed, and next to any portable generator or energy system on site.

40. Fire Apparatus Access during Construction. Fire apparatus access to the site shall be maintained at all times of grading and construction.
a. Vehicles shall not block fire apparatus access.
b. Trash/Rubbish shall no accumulate within the homes and shall be removed from buildings at the end of each shift of work. (3305.2.1-3305.2.2). c. Trash/Rubbish containers shall not be placed in a location that blocks fire apparatus access roads.
d. Smoking shall be prohibited except in approved areas. Signs shall be posted in accordance with Section 310. In approved areas where smoking is permitted, approved ashtrays shall be provided in accordance with Section 310. (3305.1) CFC 50 e. Site Safety Director. In accordance with Chapter 33 the Owner or on-site general contractor project manager, shall establish a fire prevention program that is applicable throughout all phases of construction. The Owner shall provide the following information on the site safety director: 1. Name and contact information of the project manager/site safety director.
1) Procedures for reporting emergencies.
2) Smoking and cooking policies, designated areas to be used where approved, and signage locations in accordance with Section 3305.8. 3) Location and safety considerations for temporary heating equipment. 4) Hot work permit plans (if applicable).
5) Plans for control of combustible waste material.
6) Locations and methods for storage and use of flammable and combustible liquids.
7) Location of the building material during the phases of subdivision construction.
8) Provisions for site security.
f. Failure to comply with Chapter 33 of the California Fire Code will result in violations and possible fees.

41. Affordable Housing: The Project shall contain a minimum of 10 affordable housing units out of the 168 total units proposed. Affordable housing shall be dispersed throughout the complex in accordance with Section II.D of Exhibit “E” of the IDA and applicable components of the Affordable Housing Plan Implementation Agreement so that the Owner shall not build any building or residential development within the Project in such a manner as to include more than 35% Affordable Units.

Owner at City’s request shall meet and confer in good faith on the administrative implementation of affordable housing requirements in accordance with Section III of Exhibit “E” of the IDA, the cost of said implementation to be at the sole cost and expense of Owner or Owner's successor in interest. All affordable housing units shall be affordable to residents with income levels at or below 60% of the County median income level; provided, however, that this affordability requirement may be modified in accordance with Section II.A of Exhibit “E” of the IDA. The Property Owner shall record covenants on the property requiring specific units to be maintained as permanently affordable with an annual report provided to the City to submit with its annual report to the State.

42. Fees Required: Owner shall pay their fair share costs of traffic mitigation fees as identified in the Traffic Assessment Report as part of the 2011 Bayfront Plan EIR in addition to Parks and Recreation Facilities, General Public Facilities, Police Facilities, Fire Facilities, Sewer Facilities, Community Development Tax, West County Sub-regional Transportation Mitigations Fee (STMP), all other fees that are applicable to the project under both applicable regulations and the Implementing Development Agreement (IDA), and all other applicable building permit fees imposed by the City in the Master User Fee list and other public and regulatory agencies (provided that such fees are authorized under the IDA), and all applicable 51 processing charges, prior to the issuance of building permits. For Blocks K-L-M–O-P: (a) the Owner shall pay the full Public Benefit Fee as set forth in Exhibit I to the IDA (so long as the condition to such payment as set forth in Section 3.1 of the IDA has been satisfied), and if Owner pays the full Public Benefit Fee, it shall not be required to pay the sewer connection fee; provided, however, that if the Owner does not pay the full Public Benefit Fee, both the City and the Owner reserve their rights regarding the payment or non-payment of the sewer connection fee.

43. Applicable Conditions of Implementing Development Agreement: In addition to the foregoing conditions, the project shall be subject to the applicable Conditions of Approval contained in the Implementing Development Agreement attached herein as Exhibit B, which includes general conditions as well as mitigation measures to be carried out by the Owner.

44. Applicable Mitigation Measures: The Bayfront Environmental Impact Report (EIR; State Clearinghouse #2009112058) includes a set of mitigation measures that apply to projects proposed within the larger Bayfront project area. In addition to the foregoing conditions, the project shall be subject to those mitigation measures applicable to this specific portion of the overall project.
52 EXHIBIT B

CONDITIONS OF APPROVAL

FROM THE IMPLEMENTING DEVELOPMENT AGREEMENT FOR THE HERCULES

BAYFRONT PROJECT
53 54
55 56
57 58
59 60
61 62
63 64
65 66
67 68
69 70
71 72
73 74
75 76

EXHIBIT C
DEVELOPMENT PLAN SUBMITTAL - DATED MARCH 26, 2025
(includes General Information, Architectural, Civil, and Landscape Plans) 77 DEVELOPMENT REVIEW 3RD SUBMITTAL
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO © 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 04-01-25 DEVELOPMENT REVIEW 3RD SUBMITTAL

HERCULES WATERFRONT DISTRICT - BLOCK K,L,M,O,P

HERCULES, CA

OUR TEAM
Hercules Land Partners
Contact: Robert Davis
660 W. Baker Street, Suite C-101, Costa Mesa, CA 92626
949.276.1697 | [email protected]
CSW | ST2
Contact: Michael Vidra
5870 Stoneridge Mall Road, Suite 203 Pleasanton, CA 94588 (415) 883-9850 | [email protected]
SWA
Contact: Travis Theobald
530 Bush Street, 6th Floor, San Francisco, CA 94108
415.836.8770 | [email protected]
WHA. Architects . Planners . Designers .

Contact: Ron Nestors, AIA, NCARB, LEED AP,
680 Newport Center Drive, Suite 300, Newport Beach, CA 92660 949.250.0607 ext.8776 | [email protected]
SHEET INDEX:

C-1.0 Title Sheet
C-2.0 Vesting Tentative Map
C-2.1 Vesting Tentative Map Overlay
C-2.2 Regulatory Plan
C-3.0 Existing Conditions & Demolition Plan
C-3.1 Existing Conditions & Demolition Plan -
Enlargement
C-4.0 Conceptual Site Plan Overview
C-4.1 Conceptual Site Plan - Block K
C-4.2 Conceptual Site Plan - Block L & MP
C-4.3 Conceptual Site Plan - Block O & MP
C-5.0 Conceptual Grading Plan Overview
C-5.1 Conceptual Grading Plan - Block K
C-5.2 Conceptual Grading Plan - Block L & MP
C-5.3 Conceptual Grading Plan - Block O & MP
C-6.0 Conceptual Utility Plan Overview
C-6.1 Conceptual Utility Plan - Block K
C-6.2 Conceptual Utility Plan - Block L & MP
C-6.3 Conceptual Utility Plan - Block O & MP
C-7.0 Conceptual Fire Access Plan
C-8.0 Conceptual Circulation Plan
C-9.0 Conceptual Stormwater Management Plan
C-10.0 Phasing Plan

DEVELOPMENT REVIEW APPLICATION
L-0.00 Landscape Plan Cover
L-0.01 Material Schedules & Notes
L-0.02 Pedestrian Circulation Plan
L-1.00 Layout Key Plan
L-1.01 Layout & Material Plan Block K
L-1.02 Layout & Material Plan Block L & MP
L-1.03 Layout & Material Plan Block O & MP
L-1.04 Layout Enlargement BLDG K3 & K4
L-1.05 Layout Enlargement BLDG L3
L-1.05 Layout Enlargement BLDG L4 & MP3
L-2.01 Lighting Plan
L-3.01 Planting Plan Block K
L-3.02 Planting Plan Block L & MP
L-3.03 Planting Plan Block O & MP
L-3.03 Planting Plan Block O & MP
L-4.01 Irrigation Plan Block K
L-4.02 Irrigation Plan Block L & MP
L-4.03 Irrigation Plan Block O & MP
L-5.01 Site Character Images
A-7 Product 1B: Townhomes - 1st Level Floor Plan
A-8 Product 1B: Townhomes - 2nd Level Floor Plan
A-9 Product 1B: Townhomes - 3rd Level Floor Plan
A-10 Product 1B: Townhomes - Exterior Elevations: Waterfront Warehouse
A-11 Product 1B: Townhomes - Exterior Elevations: Spanish A-12 Product 1B: 10-Plex Townhomes - 1st Level Floor Plan A-13 Product 1B: 10-Plex Townhomes - 2nd Level Floor Plan A-14 Product 1B: 10-Plex Townhomes - 3rd Level Floor Plan A-15 Product 1B: 10-Plex Townhomes - Exterior Elevations A-16 Product 2: Live/Work - 1st Level Floor Plan
A-17 Product 2: Live/Work - 2nd Level Floor Plan
A-18 Product 2: Live/Work - 3rd Level Floor Plan
A-19 Product 2: Live/Work - Roof Plan
A-20 Product 2: Live/Work - Exterior Elevations: Waterfront Warehouse A-21 Product 2: Live/Work - Exterior Elevations: Spanish A-22 Product 3A: Back-to-Back - 1st Level Floor Plan
A-23 Product 3B: Back-to-Back - 1st Level Floor Plan
A-24 Product 3: Back-to-Back - 2nd Level Floor Plan
A-25 Product 3: Back-to-Back - 3rd Level Floor Plan
A-26 Product 3: Back-to-Back - Roof Plan
A-27 Product 3A: Back-to-Back - Exterior Elevations: Gold Rush A-28 Product 3A: Back-to-Back - Exterior Elevations: Waterfront Warehouse A-29 Product 3B: Back-to-Back - Exterior Elevations: Gold Rush A-30 Product 1&3: Building SectionS
SP-1 Conceptual Site Plan Overview
SP-2 Conceptual Site Plan - Block K
SP-3 Conceptual Site Plan - Block L
SP-4 Conceptual Site Plan - Block M&P
SP-5 Conceptual Site Plan - Block O
SP-6 Trash Staging Plan
SP-7 Parking Plan
SP-8 Conceptual Phasing Plan
SP-9 Artistic Rendering- View 1
SP-10 Artistic Rendering- View 2
SP-11 Artistic Rendering- View 3
SP-12 Artistic Rendering- View 4
SP-13 Artistic Rendering- View 5
SP-14 Architectural Style Allocation
SP-15 Street and Circulation Plan
A-1 Product 1A: Townhomes - 1st Level Floor Plan
A-2 Product 1A: Townhomes - 2nd Level Floor Plan
A-3 Product 1A: Townhomes - 3rd Level Floor Plan
A-4 Product 1A: Townhomes - Roof Plan
A-5 Product 1A: Townhomes - Exterior Elevations:

Waterfront Warehouse
A-6 Product 1A: Townhomes - Exterior Elevations:

Spanish
78 Sheet
Project Number: 2300291
Plan File:

Prepared Under the Direction of:

HERCULES LAND PARTNERS (LEDCOR GROUP)

HERCULES WATERFRONT DISTRICT - BLOCKS K,L,M,O & P
06/06/24 VESTING TENTATIVE MAP SUBMITTAL -
State County City
California
Contra Costa
Hercules
Rev Date Description Designed Drawn Checked
Scale:

Date: 03/31/2025 5870 Stoneridge Mall Rd., Suite 203
Pleasanton, CA 94588
tel: 415.883.9850
fax: 415.883.9835
11/18/24 VESTING TENTATIVE MAP RESUBMITTAL -
C1.0

TITLE SHEET

CITY OF HERCULES

HERCULES WATERFRONT DISTRICT VESTING TENTATIVE MAP PACKAGE

BLOCKS K, L, M, O AND P

SHEET INDEX
SHEET NO. SHEET TITLE
C1.0 TITLE SHEET
C2.0 VESTING TENTATIVE MAP
C2.1 VESTING TENTATIVE MAP OVERLAY
C2.2 REGULATORY PLAN
C3.0 EXISTING CONDITIONS & DEMOLITION PLAN
C3.1 EXISTING CONDITIONS & DEMOLITION PLAN ENLARGEMENTS C4.0 CONCEPTUAL SITE PLAN OVERVIEW
C4.1 CONCEPTUAL SITE PLAN - BLOCK K
C4.2 CONCEPTUAL SITE PLAN - BLOCK L & MP
C4.3 CONCEPTUAL SITE PLAN - BLOCK O & MP
C5.0 CONCEPTUAL GRADING PLAN OVERVIEW
C5.1 CONCEPTUAL GRADING PLAN - BLOCK K
C5.2 CONCEPTUAL GRADING PLAN - BLOCK L & MP
C5.3 CONCEPTUAL GRADING PLAN - BLOCK O & MP
C6.0 CONCEPTUAL UTILITY PLAN OVERVIEW
C6.1 CONCEPTUAL UTILITY PLAN - BLOCK K
C6.2 CONCEPTUAL UTILITY PLAN - BLOCK L & MP
C6.3 CONCEPTUAL UTILITY PLAN - BLOCK O & MP
C7.0 CONCEPTUAL FIRE ACCESS PLAN
C8.0 CONCEPTUAL CIRCULATION PLAN
C9.0 CONCEPTUAL STORMWATER MANAGEMENT PLAN
C10.0 PHASING PLAN
APN: 404-730-003-5, 404-730-008-4, 404-730-009, 404-730-012-6

HERCULES, CONTRA COSTA COUNTY, CALIFORNIA
MARCH 2025

VICINITY MAP

NOT TO SCALE

HERCULES

PROJECT
SITE
OCEAN

PACIFIC
NEVADA

CALIFORNIA

SAN FRANCISCO

LOCATION MAP

NOT TO SCALE
OREGON

CALIFORNIA

DEVELOPER CIVIL ENGINEER ARCHITECT LANDSCAPE ARCHITECT GEOTECHNICAL ENGINEER HERCULES LAND PARTNERS (LEDCOR) CSWST2 WILLIAM HEZMALHALCH ARCHITECTS (WHA) SWA GROUP ENGEO 660 W. BAKER STREET, SUITE C-101 5870 STONERIDGE MALL RD., SUITE 207 680 NEWPORT CENTER DRIVE, SUITE 300 530 BUSH STREET, 6TH FLOOR 1630 SAN PABLO AVENUE, SUITE 200 COSTA MESA, CA 92626 PLEASANTON, CA 94588 NEWPORT BEACH, CA 92660 SAN FRANCISCO, CA 94108 OAKLAND, CA 94612 CONTACT: ROBERT DAVIS CONTACT: MICHAEL VIDRA CONTACT: RON NESTORS CONTACT: TRAVIS THEOBALD CONTACT: BAHAREH HEIDARZADEH PHONE: 949-276-1697 PHONE: 925-787-4982 PHONE: 949-250-0607 EXT. 8776 PHONE: 415-836-8770 PHONE: 925-395-2551

BC BACK OF CURB

BCDC SAN FRANCISCO BAY CONSERVATION

AND DEVELOPMENT COMMISSION

BFP BACK FLOW PREVENTOR

BG BACK OF GUTTER

BIO BIORETENTION

BNDY BOUNDARY

BW BACK OF WALK

C&G CURB AND GUTTER

CL CENTERLINE

DMA DRAINAGE MANAGEMENT AREA

DWY DRIVEWAY

EG EXISTING GRADE

ESMT EASEMENT

EVAE EMERGENCY VEHICLE ACCESS

FDC FIRE DEPARTEMNT CONNECTION

FF FINISH FLOOR

FG FINISH GRADE

FH FIRE HYDRANT

FL FLOWLINE

FW FIRE WATER

GR GRATE

HP HIGH POINT

IMP INTEGRATED MANAGEMENT PRACTICE

INV INVERT
J.A.E. JOINT ACCESS EASEMENT

MH MANHOLE

MIN MINIMUM

PAE PUBLIC ACCESS EASEMENT

PSDE PRIVATE STORM DRAIN EASEMENT

PSE PUBLIC SERVICE EASEMENT

PUE PUBLIC UTILITY EASEMENT

R RADIUS
R.O.W. RIGHT OF WAY

SD STORM DRAIN

SDCB STORM DRAIN CATCH BASIN

SDDI STORM DRAIN DROP INLET

SS SANITARY SEWER
STD. STANDARD

TC TOP OF CURB

TBC TOP OF BEVELED CURB & GUTTER

TYP TYPICAL

VG VALLEY GUTTER

W WATER
ABBREVIATIONS:

PROJECT
SITE
4 JOHN MUIR PKWY

SAN PABLO AVE
ALFRED NOBLE DR.

TSUSHIMA ST.

N. FRONT ST.

S. FRONT ST.

CENTRAL ST.

LEWIS ST.

CLARK ST.

DRAKE LN
SYCAMORE AVE.

WILLET ST.

SHASTA LN

TIOGA LP

BAYFRONT BLVD

REFUGIO CREEK

SAN PABLO BAY
SANDERLING DR. TARAYA TERRACE
PROMENADE ST.

EARNEST ST.

RAILROAD AVE.

AVOCET DR.

MAIN ST.

PROJECT INFORMATION:

1. SITE APN: 404-730-003-5 (BLOCK K), 404-730-008-4 (PUBLIC R.O.W.), 404-730-009-2 (PUBLIC R.O.W.), 404-730-012-6 (BLOCKS L, O, AND MP)

2. OWNER INFORMATION: HERCULES LAND OWNERS (LEDCOR GROUP)

3. TOTAL PROPOSED UNITS: (168) 143 MULTI-FAMILY HOMES + 28 LIVE-WORK

3.1. BLOCK K: (36) 25 MULTI-FAMILY HOMES + 11 LIVE-WORK

3.2. BLOCK L: (32) 26 MULTI-FAMILY HOMES + 6 LIVE-WORK

3.3. BLOCK MP: (64) 64 MULTI-FAMILY HOMES

3.4. BLOCK O: (36) 26 MULTI-FAMILY HOMES + 10 LIVE-WORK

4. EXISTING SITE AREA: 9.34± AC

5. GROSS SITE AREA: 7.06± AC (AFTER RIGHT OF WAY DEDICATION)

6. NET SITE AREA: 4.46± AC

7. EXISTING SITE DENSITY: SEE EXISTING FAR BELOW

8. PROPOSED DENSITY: 25.5 DU/ACRE

8.1. BLOCK K: 29.0 DU/ACRE

8.2. BLOCK L: 24.6 DU/ACRE

8.3. BLOCK MP: 22.1 DU/ACRE

8.4. BLOCK O: 30.0 DU/ACRE

9. EXISTING LAND USE: PC-R (PLANNED COMMERCIAL RESIDENTIAL MIXED USE DISTRICT)

10. PROPOSED LAND USE: PC-R (PLANNED COMMERCIAL RESIDENTIAL MIXED USE DISTRICT)

11. EXISTING ZONING: T5-MST (MAIN STREET TRANSITION)
T5-VN (VILLAGE NEIGHBORHOOD)

12. PROPOSED ZONING:

12.1. T5-MST: BLOCKS K, L, & O

12.2. T5-VN: BLOCKS MP & O

13. EXISTING STRUCTURE AREA: 0± SF

14. FLOOD ZONE: ZONE AE (ELEV. 14) AND FLOOD ZONE X

15. STREETS: ALL PROPOSED STREETS WITHIN THE PROJECT SITE ARE TO BE PRIVATELY OWNED AND MAINTAINED.

16. UTILITIES PURVEYORS

WATER EAST BAY MUNICIPAL UTILITY DISTRICT

FIRE RODEO-HERCULES FIRE DISTRICT

STORM DRAIN CITY OF HERCULES

SEWER CITY OF HERCULES

TELEPHONE AT&T

CABLE TV AT&T AND/OR COMCAST

GAS/ELECTRIC PACIFIC GAS & ELECTRIC COMPANY

17. THIS WILL BE A FOUR LOT SUBDIVISION
BLOCK K: 1.24± GROSS ACRES
BLOCK L: 1.34± GROSS ACRES
BLOCK O: 1.22± GROSS ACRES
BLOCK MP: 3.24± GROSS ACRES

18. SETBACK REQUIREMENTS

18.1 T5-MST: FRONT: MAX 0 FEET
REAR: MAX 10 FEET
SIDE: MAX 5 FEET

18.1 T5-VN: FRONT (BAYFRONT LOOP): MIN 8 FEET, MAX 12 FEET REAR: MIN 5 FEET
SIDE: MIN 0 FEET
BAYFRONT LOOP (R.O.W.)

NOT TO SCALE
SHORELINE LOOP (R.O.W.)

NOT TO SCALE

COMMON ALLEY CROWNED
(PRIVATE- 27')

NOT TO SCALE
(ALLEY C, ALLEY G, ALLEY F)
CL PRO.

R.O.W.

PRO.

R.O.W.

66.0' R.O.W.

12.0'
(6.0' SW

6.0' PA)

8.0'
PARKING 13.0' 13.0' 8.0'PARKING

12.0'
(6.0' SW

6.0' PA)

CURB & GUTTER PER

CITY OF HERCULES
DETAIL RW-6.1

CURB & GUTTER PER

CITY OF HERCULES
DETAIL RW-6.1
CL
PRO.

R.O.W.

PRO.

R.O.W. R.O.W.
(WIDTH VARIES, 68.0' MIN)
VARIES 13.0' 13.0'

12.0'
(6.0' SW

6.0' PA)

CURB & GUTTER PER

CITY OF HERCULES
DETAIL RW-6.1

CURB & GUTTER PER

CITY OF HERCULES
DETAIL RW-6.1

12.0' BAY TRAIL

2.5% 2.5%

2.5% 2.5% 1.5% 1.5%

1.5% 1.5%
CL

27.0' EVAE, PUE, PAE
VARIES 13.0' 13.0' VARIES

CURB & GUTTER PER

CITY OF HERCULES
DETAIL RW-6.1

CURB & GUTTER PER

CITY OF HERCULES
DETAIL RW-6.1

2.5% 2.5%

BUILDING BUILDING

COMMON ALLEY CROWNED
(PRIVATE- 39.5' TO 41.5')

NOT TO SCALE
(ALLEY A, ALLEY F)
CL
40' [41'] EVAE, PUE, PAE
VARIES 19.5' [20.0'] 19.5' [20.0'] VARIES

CURB & GUTTER PER

CITY OF HERCULES
DETAIL RW-6.1

CURB & GUTTER PER

CITY OF HERCULES
DETAIL RW-6.1

2.5% 2.5%

BUILDING BUILDING
BG
BG
BG
BG
BC

COMMON ALLEY
(PRIVATE- 21')

NOT TO SCALE
(ALLEY B, ALLEY D, ALLEY H, ALLEY J, ALLEY L, ALLEY M)
CL

21.0' EVAE, PUE, PAE
VARIES 10.0' 10.0' VARIES

CURB & GUTTER PER

CITY OF HERCULES
DETAIL RW-6.1

2.5% 2.5%

BUILDING

COMMON ALLEY
(PRIVATE- 40.0')

NOT TO SCALE
(ALLEY E, ALLEY I, ALLEY K)
CL

40.0' EVAE, PUE, PAE
VARIES 19.5' 19.5' VARIES

CURB PER CITY OF

HERCULES DETAIL
RW-7.1

CURB & GUTTER PER

CITY OF HERCULES
DETAIL RW-6.1

2.5% 2.5%

BUILDING BUILDING

CURB PER CITY OF

HERCULES DETAIL
RW-7.1

BUILDING
CL

EVAE, PUE, PAE

DRIVEWAY
(VARIES,
4' MIN)

2.5% 2.5%

BUILDING BUILDING

TBC TBC
12% MAX
2% MIN
2% MIN
12% MAX
PROJECT INFORMATION CONTINUED:

20. BENCHMARK: CONTRA COSTA COUNTY BENCHMARK #1584 - USC&GS BRASS DISK STAMPED 51936.

ELEVATION=9.104 FEET, NGVD 1929 MEAN SEA LEVEL DATUM).

21. BASIS OF BEARING: THE MONUMENT LINE OF BAYFRONT BOULEVARD, AS SHOWN ON THE MAP OF TRACT 8407, HERCULES VILLAGE, RECORDED IN BOOK 437 OF MAPS, AT PAGE 33, CONTRA COSTA COUNTY RECORDS, TAKEN AS NORTH 71'00'000" EAST.

22. DISTANCES SHOWN ARE IN FEET AND DECIMALS THEREOF.

8.0'

PARKING

BUILDING
VARIES

DRIVEWAY RAMP PER

CITY OF HERCULES
DETAIL RW-8.2 DRIVEWAY RAMP PER

CITY OF HERCULES
DETAIL RW-8.2 BEVELED CURB

BEVELED CURB

COMMON STREET OR ALLEY

DRIVEWAYS

NOT TO SCALE
BC
BC BC
BC BC
BC BC
79 25
18 27
9 30
x
x x x
65' LOADING ZONE
x DN
Graphic Scale (in feet)
0 1 inch = 40 ft.
40 U.P.R.R

SHORELINE LOOP
(PUBLIC R.O.W.)

1.00± AC

ALLEY A (PRIVATE)

ALLEY B (PRIVATE)

ALLEY C (PRIVATE)

ALLEY D
(PRIVATE)

ALLEY K
(PRIVATE)

ALLEY J
(PRIVATE)

ALLEY I
(PRIVATE)

ALLEY H
(PRIVATE)

ALLEY G
(PRIVATE)

ALLEY F (PRIVATE)

BAYFRONT LOOP
(PUBLIC R.O.W.)

ALLEY L
(PRIVATE)

ALLEY M
(PRIVATE)

ALLEY E (PRIVATE)

BAYFRONT BLVD

JOHN MUIR

PARKWAY

SAN PABLO BAY

68.0'
EX. R.O.W
Δ
Δ
Δ
Δ
Δ
Δ
Δ
Δ

72.0'
EX. R.O.W
131.1'
R.O.W.

21.0'
EVAE
PAE
PUE

11.5'
PAE

21.5'
PAE

41.0'
EVAE
PAE
PUE

21.0'
EVAE
PAE
PUE

27.0'
EVAE
PAE
PUE

40.0'
EVAE
PAE
PUE

26.0'
EVAE,

41.5'

PAE, PUE
EVAE
PAE
PUE

27.0'
EVAE
PAE
PUE

21.0'
EVAE
PAE
PUE

40.0'
EVAE
PAE
PUE

21.0'
EVAE
PAE
PUE

40.0'
EVAE
PAE
PUE

9.0'

PAE, PUE

EXISTING

26.0'
EVAE
PVAE

EXISTING

55.0'
PAE

27.0'
EVAE
PAE
PUE

48.5'
EVAE,

PAE, PUE

48.6'
EVAE
PAE
PUE

49.5'
EVAE
PAE
PUE

20.0' BIORAD ACCESS

EASEMENT (BRAE)
DN 2019-0005339-00

66.0'

RIGHT OF WAY

DEDICATION

21.0'
EVAE
PAE
PUE

66.0'

RIGHT OF WAY

DEDICATION
66' EX.

R.O.W.

BLOCK K
404-730-003-5

1.24± AC

BLOCK L
404-730-012-6

1.34 AC

BLOCK MP
404-730-012-6

3.24 AC

BLOCK O
404-730-012-6

1.22 AC
PARK

EASEMENT

4.7'
PAE
PUBLIC

UTILITY

EASEMENT
PUBLIC

UTILITY

EASEMENT
PUBLIC

UTILITY

EASEMENT

OVERHEAD

ENCROACHMENT

EASEMENT

OVERHEAD

ENCROACHMENT

EASEMENT
PSDE
PSDE
PUBLIC

UTILITY

EASEMENT
30'
PAE

OVERHEAD

ENCROACHMENT

EASEMENT
203.9'

55.2'

59.2'

47.5'
141.9'
120.5'
108.7'

94.8'

51.5'

52.5'

50.5'

58.17'

71.16'

65.58'
260.07'
233.14'
140.64'
140.63'
560.08'
213.16'
251.54'
115.73'
116.48'
233.92'
270.64'
245.29'

66.46'
R.O.W
68'
EX. R.O.W

CITY OF HERCULES
(PUBLIC R.O.W.)
404-730-008-4

0.53± AC
80'
EX. R.O.W.
133.52'
EX. R.O.W.

BLOCK N
404-730-004-3

BLOCK Q & R
APN: 404-730-013-4
PAE
PAE

TEMPORARY
ACCESS

EASEMENT

EXISTING

22.0'
EVAE
10%

EXISTING
GATE
Δ
Δ
113.5'
R.O.W.

Sheet
Project Number: 2300291
Plan File:

Prepared Under the Direction of:

HERCULES LAND PARTNERS (LEDCOR GROUP)

HERCULES WATERFRONT DISTRICT - BLOCKS K,L,M,O & P
06/06/24 VESTING TENTATIVE MAP SUBMITTAL -
State County City
California
Contra Costa
Hercules
Rev Date Description Designed Drawn Checked
Scale:

Date: 03/31/2025 5870 Stoneridge Mall Rd., Suite 203
Pleasanton, CA 94588
tel: 415.883.9850
fax: 415.883.9835
11/18/24 VESTING TENTATIVE MAP RESUBMITTAL -
1" = XX'
C2.0

VESTING TENTATIVE MAP
LEGEND:

PROJECT BOUNDARY

EXISTING RIGHT OF WAY

CENTERLINE

PROPOSED EASEMENT

EXISTING EASEMENT

EXISTING CURB & GUTTER

EXISTING MAJOR CONTOUR

EXISTING MINOR CONTOUR

EXISTING BUILDING
ABBREVIATIONS:

EVAE EMERGENCY VEHICLE ACCESS EASEMENT

PAE PUBLIC ACCESS EASEMENT

PUE PUBLIC UTILITY EASEMENT

PSDE PUBLIC STORM DRAIN EASEMENT
R.O.W. RIGHT OF WAY

PROPOSED ENCROACHMENT

EASEMENT

PARCEL AREAS

BLOCK ID GROSS SITE

AREA (AC)

EASEMENT

AREA (AC)

NET SITE

AREA (AC)
R.O.W.

AREA (AC)
K 1.24 0.44 0.80 -
L 1.34 0.36 0.98 -
O 1.22 0.30 0.92 -
MP 3.24 1.48 1.76 -
SHORELINE LOOP - - - 1.00
BAYFRONT LOOP - - - 1.66
TOTAL (AC) 7.04 2.58 4.46 2.66
VESTING TENTATIVE MAP APPLICATION NARRATIVE:

THE PROPOSED PROJECT INVOLVES THE DEVELOPMENT OF VACANT LAND LOCATED WITHIN THE HERCULES BAYFRONT DEVELOPMENT INTO A RESIDENTIAL CONDOMINIUM COMMUNITY CONSISTING OF 171 UNITS, INCLUDED IN THE 171 UNITS ARE 28 LIVE-WORK UNITS. THE PURPOSE OF THIS VESTING TENTATIVE MAP APPLICATION IS TO ESTABLISH THE SUBDIVISION OF THE EXISTING 9.34 ACRES FROM FOUR PARCELS INTO A CONDOMINIUM PROJECT CREATING INDIVIDUAL AIRSPACE UNITS, DESIGNATING COMMON AREAS FOR SHARED OWNERSHIP AND MANAGEMENT, AND CREATING PRIVATE AND PUBLIC ROADWAYS.

THIS APPLICATION SERVES TO VEST THE APPLICANT'S RIGHTS UNDER CURRENT LAND USE POLICIES AND REGULATIONS AT THE TIME OF APPROVAL, ENSURING THAT SUBSEQUENT PHASES OF DEVELOPMENT, INCLUDING BUILDING PERMITS AND IMPROVEMENT PLANS, WILL BE REVIEWED BASED ON THE VESTED RIGHTS ESTABLISHED AT THE TIME OF APPROVAL.

THE DEVELOPMENT WILL INCLUDE THE FOLLOWING:

1. CREATION OF INDIVIDUAL CONDOMINIUM UNITS DEFINED BY AIRSPACE, IN ACCORDANCE WITH THE CITY OF HERCULES REQUIREMENTS AND THE CALIFORNIA CONDOMINIUM ACT.

2. ALLOCATION OF COMMON AREAS FOR SHARED AMENITIES, PARKING, LANDSCAPING, AND RECREATIONAL SPACES.

3. INSTALLATION OF ALL NECESSARY INFRASTRUCTURE, INCLUDING UTILITIES SUCH AS WATER, SEWER, DRAINAGE, AND ACCESS ROADS TO SERVE THE CONDOMINIUM COMMUNITY.

4. CREATION AND DEDICATION OF NEW PUBLIC ROADS TO PROVIDE ACCESS TO THE CONDOMINIUM UNITS. THESE ROADS WILL BE DESIGNED AND CONSTRUCTED TO MEET THE CITY OF HERCULES PUBLIC STREET STANDARDS, ENSURING PROPER CONNECTIVITY, SAFETY, AND ACCESS FOR RESIDENTS, VISITORS, AND EMERGENCY SERVICES.

5. THE INCLUSION OF SIDEWALKS, STREET LIGHTING, AND OTHER IMPROVEMENTS TO ENHANCE WALKABILITY AND COMMUNITY SAFETY.

6. DESIGNATION OF A HOMEOWNER'S ASSOCIATION (HOA) TO MANAGE AND MAINTAIN THE COMMON AREAS AND ENSURE COMPLIANCE WITH COMMUNITY RULES AND REGULATIONS.

7. ADHERENCE TO ALL APPLICABLE ZONING, PLANNING, AND DESIGN STANDARDS REQUIRED BY THE CITY OF HERCULES. 80 25
18 27
29 30
x
DN
Graphic Scale (in feet)
0 1 inch = 40 ft.
40 U.P.R.R

SHORELINE LOOP
(PUBLIC R.O.W.)

1.00± AC

BAYFRONT LOOP
(PUBLIC R.O.W.)

JOHN MUIR

PARKWAY

SAN PABLO BAY

ALLEY A (PRIVATE)

ALLEY B (PRIVATE)

ALLEY C (PRIVATE)

ALLEY D
(PRIVATE)

ALLEY K
(PRIVATE)

ALLEY J
(PRIVATE)

ALLEY I
(PRIVATE)

ALLEY H
(PRIVATE)

ALLEY G
(PRIVATE)

ALLEY F (PRIVATE)

ALLEY L
(PRIVATE)

ALLEY M
(PRIVATE)

ALLEY E (PRIVATE)

BLOCK N
404-730-004-3

BLOCK Q & R
APN: 404-730-013-4
Δ
Δ
Δ
Δ
Δ
Δ
Δ

CITY OF HERCULES
(PUBLIC R.O.W.)
404-730-008-4

0.46± AC

AFTER FINAL MAP

0.50± AC

BAYFRONT

BOULEVARD
Sheet
Project Number: 2300291
Plan File:

Prepared Under the Direction of:

HERCULES LAND PARTNERS (LEDCOR GROUP)

HERCULES WATERFRONT DISTRICT - BLOCKS K,L,M,O & P
06/06/24 VESTING TENTATIVE MAP SUBMITTAL -
State County City
California
Contra Costa
Hercules
Rev Date Description Designed Drawn Checked
Scale:

Date: 03/31/2025 5870 Stoneridge Mall Rd., Suite 203
Pleasanton, CA 94588
tel: 415.883.9850
fax: 415.883.9835
11/18/24 VESTING TENTATIVE MAP RESUBMITTAL -
1" = XX'
C2.1

VESTING TENTATIVE MAP OVERLAY
LEGEND:

PROJECT BOUNDARY

EXISTING RIGHT OF WAY

CENTERLINE

PROPOSED EASEMENT

EXISTING EASEMENT

EXISTING CURB & GUTTER

EXISTING MAJOR CONTOUR

EXISTING MINOR CONTOUR

EXISTING BUILDING
ABBREVIATIONS:

EVAE EMERGENCY VEHICLE ACCESS EASEMENT

PAE PUBLIC ACCESS EASEMENT

PUE PUBLIC UTILITY EASEMENT

PSDE PUBLIC STORM DRAIN EASEMENT
R.O.W. RIGHT OF WAY

PROPOSED ENCROACHMENT

EASEMENT

HATCH LEGEND
APN: 404-730-003-5
APN: 404-730-012-6

CITY OF HERCULES
(ROW)
APN: 404-730-008-4
81 25
18 27
9 30

SANDERLING DRIVE

TARAYA TERRACE
Asphalt

X X X X X X
x
x
x
x
x

SANDERLING DRIVE
x
x
x x
65' LOADING ZONE
DN
SS
W
W
W
W
W
W
W
W
W
W
W
W
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
JT
JT
SS
SS
SS
SS
SS
SS
SS
JT
JT
JT
SS
SS
SS
SL
SL
SL
SL
SL
W
JT
SL
SL
SL
SL
SL
JT
JT
18" SD
12" W
8" SS
12" SD 12" SD
12" W
12" SD
12" SD
24" SD
12" SS
12" W
12" W
8" SS
8" SS
12" SD
12" SD
12" W
24" W
12" SS
SD
SD
SD
SD
SD
SD
SD
SD
SD
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
G
G
G
G
G
G
G
G
G
SS
SS
SS
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SS
SS
SS
SS
G
G
G
G
G
G
G
JT JT
JT
JT
G
G
G
SS
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW FW
FW
JT
CO
CO
SS
FW
FW
FW
FW
FW
FW
FW
FW
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
SL
IRR
IRR
IRR
D6 D6
SL
SL
BFP
IRR
IRR
Graphic Scale (in feet)
0 1 inch = 60 ft.
60 BLOCK Q & R
APN:
404-730-013-4

BLOCK O
404-730-012-6

BLOCK K
404-730-003-5

BLOCK L
404-730-012-6

BLOCK MP
404-730-012-6

BLOCK N
404-730-004-3
U.P.R.R

SAN PABLO BAY
BCDC

BOUNDARY

JOHN MUIR PARKWAY

REFUGIO CREEK

BAYFRONT LOOP
(PUBLIC R.O.W.)

FLOOD ZONE X

FLOOD ZONE AE

FLOOD ZONE AE
FLOOD
ZONE
AE

FLOOD ZONE AE

FLOOD ZONE X

FLOOD ZONE AE
(REGULATORY

FLOODWAY)

FLOOD ZONE AE
(REGULATORY

FLOODWAY)
Sheet
Project Number: 2300291
Plan File:

Prepared Under the Direction of:

HERCULES LAND PARTNERS (LEDCOR GROUP)

HERCULES WATERFRONT DISTRICT - BLOCKS K,L,M,O & P
06/06/24 VESTING TENTATIVE MAP SUBMITTAL -
State County City
California
Contra Costa
Hercules
Rev Date Description Designed Drawn Checked
Scale:

Date: 03/31/2025 5870 Stoneridge Mall Rd., Suite 203
Pleasanton, CA 94588
tel: 415.883.9850
fax: 415.883.9835
11/18/24 VESTING TENTATIVE MAP RESUBMITTAL -
1" = 60'
C2.2

REGULATORY PLAN
LEGEND:

PROPOSED SIDEWALK/WALKWAY

PROPOSED PAVEMENT

PROPOSED PERMEABLE PAVEMENT

PROPOSED CURB CUTS

PROPOSED CONCRETE

PROPOSED DECORATIVE PAVING

PROPOSED PEDESTRIAN CROSSING

PROPOSED ASPHALT DRIVEWAY

PROPOSED WOOD

PROPOSED SAN FRANCISCO BAY TRAIL

PROPOSED BIORETENTION FACILITY

ZONE AE

BCDC BOUNDARY

FLOOD ZONE X
BASE FLOOD ELEVATION: 14.0

THE BASE FLOOD ELEVATION PER THE LATEST FLOOD HAZARD INFORMATION MAP, MAP NUMBER 06013C0044H WITH AN EFFECTIVE DATE OF 3/21/2017,

CREATED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA) IS ELEVATION 14.0.

FLOOD ZONE DESCRIPTION:

ZONE AE: SPECIAL FLOOD HAZARD AREA WITH A BASE FLOOD ELEVATION AS INDICATED ON THE PLANS.

ZONE AE (REGULATORY FLOODWAY): SPECIAL FLOOD HAZARD AREA AS INDICATED ON THE PLANS.

FLOOD ZONE X: AREAS DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN.

ZONE AE (REGULATORY FLOODWAY)
82 25
18 27
29 30
Asphalt
Asphalt

X X X X X X X X X X X
x
x
x
x
x
x
x
x
x
x
x x
65' LOADING ZONE
DN
SS
W
W
W
W
W
W
W
W
W
W
W
W
W
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
JT
JT
SS
SS
SS
SS
SS
SS
SS
JT
JT
JT
SS
SS
SS
SS
SS
SL
SL
SL
SL
SL
W
JT
SL
SL
SL
SL
SL
JT
JT
18" SD
12" W
8" SS
12" SD 12" SD
12" W
12" SD
12" SD
24" SD
12" SS
12" W
12" W
8" SS
8" SS
12" SD
12" SD
12" W
24" W
12" SS
SD
SD
SD
SD
SD
SD
SD
SD
SD
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
G
G
G
G
G
G
SD
SD
SD
SD
SD
SD
SD
SD
SD
SS
SS
SS
SS
G
G
G
G
G
G
G
JT JT
JT
JT
G
G
G
SS
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW FW
FW
JT
CO
CO
SS
FW
FW
FW
FW
FW
FW
FW
FW
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
SL
IRR
IRR
IRR
D6 D6
SL
BFP
IRR
IRR
Graphic Scale (in feet)
0 1 inch = 60 ft.
60 BLOCK O
404-730-012-6

BLOCK K
404-730-003-5

BLOCK I

CITY OF

HERCULES

BLOCK G
404-730-007-6

BLOCK L
404-730-012-6

BLOCK MP
404-730-012-6

BLOCK N
404-730-004-3

BAYFRONT BLVD

FRONT BOULEVARD

REFUGIO CREEK

SAN PABLO BAY
U.P.R.R

BAYFRONT LOOP
(PUBLIC R.O.W.)

BLOCK Q & R
APN:
404-730-013-4
B
C3.1
A
C3.1

JOHN MUIR PARKWAY
18" SD
8" SS
8" SS
8"FW
8" SS
8" SS
12" SS
12" W
24" SD
18" SS
12" W

68.0'
R.O.W.

SHORELINE BLVD
(PUBLIC R.O.W.)

66.0'
R.O.W.

EXISTING

PROPERTY LINE
X X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
Sheet
Project Number: 2300291
Plan File:

Prepared Under the Direction of:

HERCULES LAND PARTNERS (LEDCOR GROUP)

HERCULES WATERFRONT DISTRICT - BLOCKS K,L,M,O & P
06/06/24 VESTING TENTATIVE MAP SUBMITTAL -
State County City
California
Contra Costa
Hercules
Rev Date Description Designed Drawn Checked
Scale:

Date: 03/31/2025 5870 Stoneridge Mall Rd., Suite 203
Pleasanton, CA 94588
tel: 415.883.9850
fax: 415.883.9835
11/18/24 VESTING TENTATIVE MAP RESUBMITTAL -
1" = 60'
C3.0

EXISTING CONDITIONS & DEMOLITION PLAN

DEMOLITION BOUNDARY
NOTES:

1. PROTECT EXISTING UTILITIES WITHIN RIGHT OF WAY IMPROVEMENTS LIMITS UNLESS NOTED OTHERWISE.

2. SIDEWALK, CURB, GUTTER AND PAVEMENT WITHIN RIGHT-OF-WAY IMPROVEMENTS BOUNDARY TO BE REMOVED. STREET TREES TO BE REMOVED UNLESS NOTED OTHERWISE. SEE NOTE 1 ABOVE REGARDING UTILITIES.

3. STREET TREES AND STREET LIGHTS TO BE REMOVED AS NOTED. SEE NOTE 1 ABOVE REGARDING UTILITIES.

4. ALL STRUCTURES, HARDSCAPE, UTILITIES, SIGNS, AND FENCES WITHIN DEMOLITION BOUNDARY TO BE REMOVED.

5. ENTIRE SITE WITHIN DEMOLITION BOUNDARY TO BE CLEARED AND GRUBBED AFTER REMOVAL OF HARDSCAPE UNLESS OTHERWISE NOTED.

PROJECT BOUNDARY

EXISTING RIGHT OF WAY

CENTERLINE

PROPOSED EASEMENT

EXISTING EASEMENT

EXISTING CURB & GUTTER

EXISTING MAJOR CONTOUR

EXISTING MINOR CONTOUR

EXISTING WATER LINE

EXISTING STORM DRAIN

EXISTING SANITARY SEWER

EXISTING BUILDING

DEMOLITION BOUNDARY
LEGEND:

REMOVE EXISTING TREES X
83 25
18 27
29 30
x x x
x x x x x x x
65' LOADING ZONE
x x
DN
W
W
W
W
W
W
W
W
W
W
W
W

SS SS SS SS
SS(LT)
SS(LT)
SS

SS SS SS SS SS SS SS

JT JT JT JT SL SL SL SL SL
JT
SL

SL SL SL SL SL SL
SL
12" SD
12" SD

SD SD SD SD SD SD

SS SS SS SS SS SS

SS SS SS SS SS SS SS SS SS SS SS SS SS SS
G

G G G G G G G G G G G G G G G G G G G
G G G
SS
SS
SS SS
SS
JT JT
FW
JT

JT JT JT
JT
JT

JT JT JT JT

G G G G G G G G G
G

SS SS SS SS SS
SS
FW FW
FW

FW FW FW FW FW FW FW FW
G

JT JT JT
JT
FW
CO
FW

FW FW FW FW FW FW
FW FW
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G

IRR IRR
IRR

BLOCK Q & R
APN: 404-730-013-4

BLOCK O
404-730-012-6

BLOCK MP
404-730-012-6

JOHN MUIR PARKWAY

BAYFRONT LOOP
(PUBLIC R.O.W.)
1 inch = 20 ft.
20 18" SD
8" SS
8" SS
8"FW
8" SS
12" SS
12" W
24" SD
(E) JT STUB
(E) DI
(TO BE REPLACED

WITH MANHOLE)
(E) 12" SD STUB
INV: 14.50
(E) GAS STUB
(E) 8" SS STUB
(E) FH
(TO REMAIN)
(E) 12" W STUB
12" W
(E) 12" SD STUB
REMOVE 18LF 12"

SD AND CAP

EXISTING STUB
(E) JT STUB
(E) AC BERM

AND SWALE
(TO BE

REMOVED)
(E) DRIVEWAY CUT
(TO REMAIN)
(E) STREET LIGHTING
(TO BE RELOCATED)
(E) DI
(TO REMAIN)
(E) 8" SS STUB
INV: 18.0
(E) DI
(TO BE RELOCATED)
(E) GAS STUB
(E) 12" SD STUB
INV: 24.50
(E) 18" SD STUB
INV: 16.9

BAYFRONT LOOP
(PUBLIC R.O.W.)
(E) PROPERTY LINE EXISTING
55' PAE
(E) STREET TREE
(TO BE REMOVED)
(E) STREET TREE
(TO BE REMOVED)
(E) STREET TREE
(TO BE REMOVED)
(E) STREET TREE
(TO BE REMOVED)
(E) STREET TREE
(TO BE REMOVED)
(E) STREET LIGHT
(TO BE REMOVED)
X
X
X
X
X
W
SL
JT

W W W W W W W W W W W W
W
W
W
W
W
W
SS
SS
SS
SS
SS
SS
SS

SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS(LT)
SS(LT)
SS
SS
JT
JT
SS SS
JT
JT
JT
JT
SL
SL
SL
SL
SL

SL SL SL SL SL SL SL
SL
SL
SL
W
W
W W W
W
JT

JT JT JT
SL
SL
SL

SL SL SL SL SL
SL
SL
SL
SL
SL
SL
SL
SL
18" SD
12" W
8" SS
12" SD
12" SD
12" W
12" SD
12" SD
24" SD
12" SS
12" W
12" W
8" SS
8" SS

FW FW FW FW
FW
FW
FW
W
W
FW FW
W
FW
W
G

G G G G G G G G G G G G G G G G G G G G G G G G G G G
G G
G
G
G
G
G
G
G
G
G
G
G

BLOCK K
404-730-003-5

BLOCK N
404-730-004

BAYFRONT BLVD

REFUGIO CREEK
1 inch = 20 ft.
20 JOHN MUIR

PARKWAY

BAYFRONT LOOP
(PUBLIC R.O.W.)
8" SS
12" SS
18" SS
12" W
(E) 8" SS STUB
INV=8.99 EX. 12" SD STUB
INV: 13.34
(E) SL STUB
(E) JT STUB
(E) DI
(TO BE RELOCATED)
TC: 20.45
12" INV: 13.50
EX. 12" SD STUB
INV: 13.34
EX. 12" SD STUB
INV: 13.34
EX. 12" SD STUB
INV: 13.34
(E) SSMH
RIM 8" INV (OUT): 12.20
(E) 12" W STUB &

BLOW OFF
(E) STREET LIGHTING
(TO BE REMOVED)
(E) SDMH
(ADJUST TO
GRADE)
(E) SSMH
(ADJUST TO GRADE)
(E) STREET

LIGHTING
(TO BE

RELOCATED)
(E) STREET LIGHTING
(TO BE REMOVED)
(E) STREET LIGHT
(TO BE REMOVED)
(E) STREET LIGHT
(TO BE REMOVED)
(E) STREET LIGHT
(TO BE REMOVED)
(E) STREET LIGHT
(TO BE REMOVED)
(E) STREET LIGHT
(TO BE REMOVED)
(E) STREET TREE
(TO BE REMOVED)
(E) STREET TREE
(TO BE REMOVED)
(E) STREET TREE
(TO BE REMOVED)
(E) STREET TREE
(TO BE REMOVED) (E) STREET TREE
(TO BE REMOVED)
(E) STREET TREE
(TO BE REMOVED)
(E) STREET TREE
(TO BE REMOVED)
(E) STREET TREE
(TO BE REMOVED)
(E) STREET TREE
(TO BE REMOVED)
(E) STREET TREE
(TO BE REMOVED)

X X X X X X X X X X
X
X
X
X
X
Sheet
Project Number: 2300291
Plan File:

Prepared Under the Direction of:

HERCULES LAND PARTNERS (LEDCOR GROUP)

HERCULES WATERFRONT DISTRICT - BLOCKS K,L,M,O & P
06/06/24 VESTING TENTATIVE MAP SUBMITTAL -
State County City
California
Contra Costa
Hercules
Rev Date Description Designed Drawn Checked
Scale:

Date: 03/31/2025 5870 Stoneridge Mall Rd., Suite 203
Pleasanton, CA 94588
tel: 415.883.9850
fax: 415.883.9835
11/18/24 VESTING TENTATIVE MAP RESUBMITTAL -
1" = 20'
C3.1

EXISTING CONDITIONS & DEMOLITION PLAN

ENLARGEMENTS
SCALE: = A ENLARGEMENT A1" 20'
SCALE: = B ENLARGEMENT B
1" 20'

MATCHLINE SEE ABOVE

MATCHLINE SEE BELOW
84 PROMENADE STREET

SANDERLING DRIVE

TARAYA TERRACE

AVOCET DRIVE

BAYWOOD LANE
Asphalt
Asphalt

X X X X X X X X X X X
x
x
x
x
x
x
x
x

BLOCK I

BLOCK J

SANDERLING DRIVE
x
x
x x
65' LOADING ZONE
DN
25 18
27 9
30 Graphic Scale (in feet)
0 1 inch = 60 ft.
60 C4.1
C4.2
C4.3
BLDG K1
BLDG K2
BLDG K3
BLDG K4
BLDG K5
BLDG K6
BLDG L3
BLDG L2
BLDG L1
BLDG
MP9
BLDG
MP8
BLDG
MP7
BLDG
MP6
BLDG
MP5
BLDG
MP4
BLDG
MP3
BLDG
MP2
BLDG
MP1
BLDG
O4
BLDG
O5
BLDG
O6
BLDG
O1
BLDG
O2
BLDG
O3
BLDG
L4

JOHN MUIR PARKWAY

BAYFRONT BLVD

FRONT BOULEVARD

REFUGIO CREEK

BAYFRONT LOOP
(PUBLIC R.O.W.)

ALLEY B (PRIVATE)

ALLEY A
(PRIVATE)

SHORELINE LOOP
(PUBLIC ROW)

ALLEY L (PRIVATE)

ALLEY F (PRIVATE)

ALLEY K

ALLEY C (PRIVATE)

ALLEY E
(PRIVATE)

ALLEY M (PRIVATE)

ALLEY J

ALLEY I

ALLEY H

ALLEY G

ALLEY D
Sheet
Project Number: 2300291
Plan File:

Prepared Under the Direction of:

HERCULES LAND PARTNERS (LEDCOR GROUP)

HERCULES WATERFRONT DISTRICT - BLOCKS K,L,M,O & P
06/06/24 VESTING TENTATIVE MAP SUBMITTAL -
State County City
California
Contra Costa
Hercules
Rev Date Description Designed Drawn Checked
Scale:

Date: 03/31/2025 5870 Stoneridge Mall Rd., Suite 203
Pleasanton, CA 94588
tel: 415.883.9850
fax: 415.883.9835
11/18/24 VESTING TENTATIVE MAP RESUBMITTAL -
1" = 60'
C4.0

CONCEPTUAL SITE PLAN OVERVIEW
LEGEND:

PROPERTY LINE

EXISTING RIGHT OF WAY

CENTERLINE

PROPOSED EASEMENT

EXISTING EASEMENT

EXISTING CURB & GUTTER

EXISTING MAJOR CONTOUR

EXISTING MINOR CONTOUR

PROPOSED CURB & GUTTER

PROPOSED SIDEWALK/WALKWAY

PROPOSED PAVEMENT

EXISTING WATER LINE

EXISTING STORM DRAIN

EXISTING SANITARY SEWER

EXISTING BUILDING
ABBREVIATIONS:

APN ASSESSOR PARCEL NUMBER

BG BACK OF GUTTER

BLDG BUILDING

BS BOTTOM OF STEP

EG EXISTING GRADE

EVAE EMERGENCY VEHICLE ACCESS

EASEMENT

FF FINISH FLOOR

FS FINISH SURFACE

GR GRATE

INV INVERT

PAE PRIVATE ACCESS EASEMENT
R.O.W. RIGHT-OF-WAY

TC TOP OF CURB

TP TOP OF PAVEMENT
ABBREVIATIONS:

TS TOP OF STEP

TYP TYPICAL

TBC TOP OF BEVELED CURB
R.O.W. RIGHT-OF-WAY

X PARKING COUNT

LIMIT OF WORK

PROPOSED RETAINING WALL

PROPOSED PERMEABLE PAVEMENT

PROPOSED CURB CUTS

PROPOSED CONCRETE

PROPOSED DECORATIVE PAVING

PROPOSED PEDESTRIAN CROSSING

PROPOSED ASPHALT DRIVEWAY

PROPOSED WOOD

PROPOSED SAN FRANCISCO BAY TRAIL

PROPOSED BIORETENTION FACILITY
85 W
SL
JT

W W W W W W W W W W W W
W
W
SS
SS
SS

SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS(LT)
SS
SS
JT
SS SS
JT
JT
JT
JT
SL
SL
SL
SL
SL

SL SL SL SL SL SL SL
SL
SL
SL
W
W
W W W
W
JT

JT JT JT

SL SL SL SL SL
SL
SL
SL
SL
SL
18" SD
12" W
8" SS
12" SD
12" SD
12" W
12" SD
12" SD
12" W
8" SS
8" SS
FW FW
W
W
FW FW
W
FW
W
G

G G G G G G G G G G G G G G G G G G G G G G G G G G G
G G
G
G
G
G
G

SHORELINE LOOP
(PUBLIC R.O.W.)

ALLEY A
(PRIVATE)

ALLEY B
(PRIVATE)

ALLEY C (PRIVATE)

ALLEY D
(PRIVATE)

BAYFRONT BLVD

BLOCK K
404-730-003-5

BLOCK L
404-730-012-6

BLOCK N
404-730-004-3

JOHN MUIR

PARKWAY

REFUGIO CREEK

BAYFRONT LOOP
(PUBLIC R.O.W.)
MATCHLINE - SEE SHEET C4.2

8.0'
1 inch = 20 ft.
20 8.0'
5 4
3 BLDG L2
BLDG L1
BLDG L3
BLDG K6 BLDG K1
BLDG K2 BLDG K5
BLDG K4 BLDG K3

BEVELED CURB
& GUTTER

BEVELLED

CURB & GUTTER

BIORETENTION

FACILITY (TYP)

STOP SIGN &

STREET NAME

STOP SIGN &

STREET NAME

STOP SIGN &

STREET NAME

STOP SIGN &

STREET NAME

STOP SIGN &

STREET NAME

STOP SIGN &

STREET NAME

STOP SIGN &

STREET NAME

STANDARD CURB

BIORETENTION

FACILITY
(TYP)

CURB OPENINGS
@ 10' O.C. (TYP)

RETAINING
WALL

SAN FRANCISCO BAY TRAIL
TRENCH
DRAIN
RIPRAP
SWALE

SIDEWALK

UNDERDRAIN

BIORETENTION

FACILITY
(TYP)

STANDARD CURB
& GUTTER PARALLEL

PARKING (TYP)
WOOD

STANDARD

CURB & GUTTER

BEVELED CURB
& GUTTER

STANDARD

CURB & GUTTER

BEVELED CURB
& GUTTER

BEVELLED

CURB & GUTTER

STANDARD

CURB & GUTTER

STANDARD

CURB & GUTTER

STANDARD

CURB & GUTTER

STANDARD
CURB & GUTTER 40.0' FL-FL

20.0'
FL-FL

26.0'
120.8'

27.0' BG-BG

26.0'
BG-BG

52.0' BG-BG

26.0'

34.0' TC-BG

22.0'
EXISTING 68.0' R/W
22'
8'

66.5'
22' 20' 22'

26.0' TC-BG
68'

TRANSFORMER

PAD (TYP)

3.5'

8.3'
6'
4'

8.4'
6'
5'
5'
6'

9.5'
6'
6'
6'

5.5'
6'

13.5'
5'
5'
4'
4'

59.44'

27.6'
9'
9'
18'

18.0'
46'
106.0'

87.6'
46'
107'

48.2'
107.0'

48.2'
112'
41'
134'
41'
4' 4'
4'
4'
4'

5.5'
Sheet
Project Number: 2300291
Plan File:

Prepared Under the Direction of:

HERCULES LAND PARTNERS (LEDCOR GROUP)

HERCULES WATERFRONT DISTRICT - BLOCKS K,L,M,O & P
06/06/24 VESTING TENTATIVE MAP SUBMITTAL -
State County City
California
Contra Costa
Hercules
Rev Date Description Designed Drawn Checked
Scale:

Date: 03/31/2025 5870 Stoneridge Mall Rd., Suite 203
Pleasanton, CA 94588
tel: 415.883.9850
fax: 415.883.9835
11/18/24 VESTING TENTATIVE MAP RESUBMITTAL -
1" = 20'
C4.1

CONCEPTUAL SITE PLAN -

BLOCK K
86 W
SL
JT
W
W
W

SS SS SS
SS
SS
SS
SS
SS SS
JT
SS
SS
JT
SL

SL SL SL
W
12" SD
12" SD
12" W
8" SS
8" SS
SD SD
SD
SD
SD
SD
SD
SD
SS
SS
SS
SS
SS
G
G
G
G
G
G
G
G
BLDG L3
BLDG L2
BLDG L1
BLDG MP5
BLDG MP6
BLDG MP4
BLDG MP3
BLDG L4

BLOCK L
404-730-012-6

BLOCK MP
404-730-012-6

JOHN MUIR

PARKWAY

BAYFRONT LOOP
(PUBLIC R.O.W.)
1 inch = 20 ft.
20 7

8.0' 9.0'
4 ALLEY E (PRIVATE)

ALLEY C (PRIVATE)

ALLEY F (PRIVATE)

ALLEY H

ALLEY I

ALLEY G

ALLEY D

6.0'

STANDARD

CURB & GUTTER

BEVELED CURB
& GUTTER

12.0'

EXISTING

RETAINING WALL

VALLEY GUTTER

STOP SIGN &

STREET NAME
MATCHLINE - SEE SHEET C4.3

STOP SIGN &

STREET NAME

STOP SIGN &

STREET NAME
MATCHLINE - SEE SHEET C4.1

STOP SIGN &

STREET NAME

BIORETENTION

FACILITY

SAN FRANCISCO BAY TRAIL

ACCESSIBLE

WALKWAY
STAIRS

RETAINING
WALL

STANDARD

CURB & GUTTER

BEVELED
CURB &
GUTTER

STANDARD CURB &
GUTTER

REMOVABLE

BOLLARD
(TYP)

FLUSH CURB
& GUTTER

STANDARD
CURB &
GUTTER

STANDARD
CURB &
GUTTER
TRENCH
DRAIN

SHORELINE LOOP
(PUBLIC R.O.W.)

BAYFRONT
BLVD

ALLEY B
(PRIVATE)

ALLEY A
(PRIVATE)

BLOCK O
404-730-012-6

13.0'
(2) PARALLEL

PARKING

TRANSFORMER

PAD (TYP)

VALLEY GUTTER

BEVELED CURB &
GUTTER

BEVELED CURB
& GUTTER

STANDARD
CURB &
GUTTER

STANDARD

CURB & GUTTER

BEVELED CURB
& GUTTER

BEVELED CURB &
GUTTER

BEVELED CURB &
GUTTER
4'
4'

26.0' FL-FL

26.0' BG-FL

9.0'

18.0'

26.3'
FL-FL
132.1'

20.0'
FL-FL

40.5' FL-BG

39.0'
FL-FL

20.0'
FL-FL

42.0' BG-BG

22.0'

8.0'

39.1' BG-FL
20' BIORAD ACCESS

EASEMENT (BRAE)
DN 2019-0005339-00
66' R.O.W.

EXISTING
26' P.A.E.

40.5' FL-BG20'
127.68'
113.42'
113.4'
11'
7'
19'

18.5'
4'
18'
6'
6'
5'
5'

17.7'
6'

5.5'
6'

5.5'
6'
6'
5'
5'
5'
5'
5'

23.6'
10'
6'

4.7'

11.5'

3.14'
20'
10'
7' 4.8'

6.9'
48'
218.5'
8'

48.2'
132.2'
41'
134'
2'
133.7'
46'
38'
133'

17.4'
4'
8'
130.8'

9.5'
40'

48.2'
132.2'

48.2'
107'

6.5'
Sheet
Project Number: 2300291
Plan File:

Prepared Under the Direction of:

HERCULES LAND PARTNERS (LEDCOR GROUP)

HERCULES WATERFRONT DISTRICT - BLOCKS K,L,M,O & P
06/06/24 VESTING TENTATIVE MAP SUBMITTAL -
State County City
California
Contra Costa
Hercules
Rev Date Description Designed Drawn Checked
Scale:

Date: 03/31/2025 5870 Stoneridge Mall Rd., Suite 203
Pleasanton, CA 94588
tel: 415.883.9850
fax: 415.883.9835
11/18/24 VESTING TENTATIVE MAP RESUBMITTAL -
1" = 20
C4.2

CONCEPTUAL SITE PLAN -

BLOCK L & MP

35.58'

21.79'
87 25
18 27
30 9
x x
x x x x x x x
65' LOADING ZONE
x x
DN
W
SL
JT
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W

SS SS SS SS SS SS SS SS SS SS
SS
SS
SS
SS
SS(LT)
SS(LT)
SS(LT)
SS SS
SS

SS SS SS SS SS SS SS

JT JT JT JT JT JT
SS
SS
JT
SL

SL SL SL

SL SL SL SL SL
W
JT

SL SL SL SL

SL SL SL SL SL SL SL SL SL
SL
12" SD
12" SD
24" SD
12" SS
12" W
12" W
8" SS
8" SS
12" SD
12" SD

SD SD SD SD SD SD SD SD SD SD SD
SD
SD
SD
SS
SS
SS
SS
SS

SS SS SS SS SS SS SS SS SS SS SS
SS
SS
SS

SS SS SS SS SS SS SS SS SS SS SS SS SS SS
G

G G G G G G G G G G G G G G G G G G G
G G G
SS
SS
SS SS
SS
JT JT
FW
JT

JT JT JT
JT
JT

JT JT JT JT

G G G G G G G G G
G

SS SS SS SS SS
SS
FW FW
FW

FW FW FW FW FW FW FW FW
G

JT JT JT
JT
FW
CO

FW FW FW FW FW FW
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G

IRR IRR

IRR IRR IRR

ALLEY K
(PRIVATE)

ALLEY J
(PRIVATE)

ALLEY I
(PRIVATE)

BAYFRONT LOOP
(PUBLIC R.O.W.)

ALLEY L (PRIVATE)

ALLEY M (PRIVATE)

JOHN MUIR PARKWAY
BLDG MP9
BLDG MP6
BLDG MP7
BLDG MP8
BLDG MP2
BLDG MP1
BLDG O4
BLDG O5
BLDG O1
BLDG O6
BLDG O2
BLDG O3

ALLEY F (PRIVATE)

BLOCK Q & R
APN: 404-730-013-4
1 inch = 20 ft.
20 BLOCK O
404-730-012-6

BLOCK MP
404-730-012-6
MATCHLINE - SEE SHEET C4.2
4 4 4
3 4
13 42.0'
BG-BG

22.0'

8.0'

20.0'
FL-FL

39.0' BG-BG

22.0'

8.0'

22.0'

66.0' R.O.W.
120.9'

39.0'
FL-FL

55.0' PAE

18.0' 26.0' EVAE-PAE

9.0'

26.0'
FL-BG

5.0'

9.0' 9.0'

18.0'

20.0'
FL-FL

9.0'

18.0'

26.0'

66.0' R.O.W.

42.0' BG-BG

66.0' R/W

BEVELED CURB
& GUTTER

VALLEY GUTTER

BEVELED

CURB & GUTTER

6.0'

12.0'

EXISTING
20' E.V.A.E.

STOP SIGN &

STREET NAME STOP SIGN &

STREET NAME

STOP SIGN &

STREET NAME

EXISTING CURB,

GUTTER & DRIVEWAY
(TO REMAIN)

VALLEY GUTTER

STOP SIGN
& STREET
NAME

STOP SIGN &

STREET NAME

BOLLARD
(TYP)
4 4

BEVELED CURB
& GUTTER

BEVELED

CURB & GUTTER

STANDARD

CURB & GUTTER

VALLEY GUTTER

TRANSFORMER

PAD (TYP)

VALLEY GUTTER

STANDARD

CURB & GUTTER

39.0'
FL-FL

BEVELED CURB &
GUTTER

BEVELED CURB &
GUTTER
113.4'
113.42'

STANDARD

CURB & GUTTER

BEVELED CURB
& GUTTER

BEVELED CURB
& GUTTER
20'
FL-FL
20'
FL-FL

STANDARD

CURB & GUTTER
7'
6'
6'
7'

13.5'
6'

5.5'
6'

5.5' 5'
6' 6'

5.5'

8.98'
6'

5.5'
5'
4'

4.5'
5'
6'
6'
5'
4'
5'

5.5'
6'
20'
12'
13'
63'

52.5'
20'

6.9'
9'
3'
111.8'

8.7'
40'
107'

48.2'
6' 112.3'
41'

3.5'
1'

11.5'
8'
112.3'
41'

13.5'

3.5'

16.1'

4.3'

11.5'
107'

48.2'
6'
111.8'
40'
7'
7' 8.7'

5.5'
6'
3'
5'
5'

48.2'
107'

48.2'
107'
40'
130.8'

4.6'

21.1' 20.4'
130.8'
40'
10'
8'
130.8'
40'
4'
8'

2.5'

2.5'
11'
6'

4.5'
Sheet
Project Number: 2300291
Plan File:

Prepared Under the Direction of:

HERCULES LAND PARTNERS (LEDCOR GROUP)

HERCULES WATERFRONT DISTRICT - BLOCKS K,L,M,O & P
06/06/24 VESTING TENTATIVE MAP SUBMITTAL -
State County City
California
Contra Costa
Hercules
Rev Date Description Designed Drawn Checked
Scale:

Date: 03/31/2025 5870 Stoneridge Mall Rd., Suite 203
Pleasanton, CA 94588
tel: 415.883.9850
fax: 415.883.9835
11/18/24 VESTING TENTATIVE MAP RESUBMITTAL -
1" = 20'
C4.3

CONCEPTUAL SITE PLAN -

BLOCK O & MP
88 25
18 27
9 30

PROMENADE STREET

SANDERLING DRIVE

TARAYA TERRACE

AVOCET DRIVE

BAYWOOD LANE
Asphalt
Asphalt

X X X X X X X X X X X
x
x
x
x
x
x
x
x

SANDERLING DRIVE
x
x
x x
65' LOADING ZONE
DN
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
Graphic Scale (in feet)
0 1 inch = 60 ft.
60 SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
30 31
32 33
34 35
36 37
37 36
35 34
33 32
30 29
28 27
26 25
24 23
22 31
TOW 32.1
BOW 29.1
TOW 37.8
BOW 30.5
TOW 42.4
BOW 31.9
TOW 42.4
BOW 37.6
TOW 42.4
BOW 31.8
TOW 42.4
BOW 25.2
TOW 25.6
BOW 22.6
BOW 24.2
BOW 36.4
D
-
G
-
H
-

FRONT BOULEVARD

REFUGIO CREEK
C5.1
C5.2
C5.3

BLOCK Q & R
APN:
404-730-013-4

BLOCK K

BLOCK I

CITY OF

HERCULES

BLOCK G
404-730-007-6

BLOCK MP

BLOCK N
404-730-004-3
U.P.R.R

SHORELINE LOOP
(PUBLIC R.O.W.)

ALLEY A (PRIVATE)

ALLEY B (PRIVATE)

ALLEY C (PRIVATE)

ALLEY D

ALLEY K

ALLEY J

ALLEY I

ALLEY H

ALLEY G

ALLEY F (PRIVATE)

BAYFRONT LOOP
(PUBLIC R.O.W.)

ALLEY L (PRIVATE)

ALLEY M (PRIVATE)

ALLEY E
(PRIVATE)

BAYFRONT BLVD

JOHN MUIR PARKWAY

SAN PABLO BAY
BLDG K1
BLDG K2
BLDG K3
BLDG K4
BLDG K5
BLDG K6
BLDG L3
BLDG L2
BLDG L1
BLDG
MP9
BLDG
MP8
BLDG
MP7
BLDG
MP6
BLDG
MP5
BLDG
MP4
BLDG
MP3
BLDG
MP2
BLDG
MP1
BLDG
O4
BLDG
O5
BLDG
O6
BLDG
O1
BLDG
O2
BLDG
O3
BLDG
L4
A
-
B
-
C
-
E
-
F
-

BLOCK L

BLOCK O
Sheet
Project Number: 2300291
Plan File:

Prepared Under the Direction of:

HERCULES LAND PARTNERS (LEDCOR GROUP)

HERCULES WATERFRONT DISTRICT - BLOCKS K,L,M,O & P
06/06/24 VESTING TENTATIVE MAP SUBMITTAL -
State County City
California
Contra Costa
Hercules
Rev Date Description Designed Drawn Checked
Scale:

Date: 03/31/2025 5870 Stoneridge Mall Rd., Suite 203
Pleasanton, CA 94588
tel: 415.883.9850
fax: 415.883.9835
11/18/24 VESTING TENTATIVE MAP RESUBMITTAL -
1" = 60'
C5.0

CONCEPTUAL GRADING PLAN OVERVIEW

PROPERTY LINE

EXISTING MAJOR CONTOUR

EXISTING MINOR CONTOUR

PROPOSED STORM DRAIN

1.0%
FG 51.9

GRADEBREAK

STORM DRAIN MANHOLE

STORM DRAIN CURB INLET

STORM DRAIN FIELD INLET

TENTATIVE SLOPE ARROW

TENTATIVE SPOT GRADE
PRELIMINARY EARTHWORK:

FILL: 24,000 CY
CUT: 26,000 CY
NET: 2,000 CY <EXPORT>

PATH OF OVERLAND RELEASE
GRADING NOTES:

1. ALL PUBLIC SIDEWALKS SHALL HAVE A MAX CROSS
SLOPE OF 1.5%

2. PRIVATE STREET SIDEWALKS SHALL BE DESIGNED

ACCORDING TO PUBLIC STREET STANDARD
X" SD
SCALE: NTS A SECTION A
SCALE: NTS B SECTION B
SCALE: NTS C SECTION C
SCALE: NTS D SECTION D
SCALE: NTS E SECTION E
SCALE: NTS F SECTION F
SCALE: NTS G SECTION G
SCALE: NTS H SECTION H
PL
PL
PL
PL
PL
PL
PL
BLDG M7/M8

SIDEWALK SHORELINE
LOOP
EG

RETAINING WALL
(15' MAX HEIGHT)
EG

BAY TRAIL
BLDG K1
BLDG L3

BAY TRAIL
PL
2'
EG

EXISTING

RETAINING WALL
(TO REMAIN)
15'

WALKWAY
BLDG
MP4

BAY TRAIL
2' 13'
EG

EXISTING

RETAINING WALL
(TO REMAIN)

20.0' BIORAD

ACCESS EASEMENT
DN 2019-0005339-00
8'
EG

EXISTING RETAINING WALL
(TO REMAIN)
LEGEND:

PARK

LIMIT OF WORK
6'
(3:1)

WALKWAY,

SEE PLANS

RETAINING WALL
(6' MAX HEIGHT)

BIO FACILITY

RETAINING WALL
(12' MAX HEIGHT)

RETAINING WALL
(3' MAX HEIGHT)
5'
5'

WALKWAY
2'

20.0' BIORAD

ACCESS EASEMENT
DN 2019-0005339-00
8'
5'
5'

WALKWAY
2'

PROPOSED RETAINING WALL
1'
PL
BAY
TRAIL

RETAINING WALL
(15' MAX HEIGHT)
EG

BAYFRONT BLVD
14'
(REPLACE EXISTING

SIDEWALK, CURB &

GUTTER IN PLACE)

SHORELINE
LOOP

LANDSCAPE
BUFFER
89 SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
W
SL
JT

W W W W W W W W W W W W
W
W
SS
SS
SS

SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS(LT)
SS
SS
JT
SS SS
JT
JT
JT
JT
SL
SL
SL
SL
SL

SL SL SL SL SL SL SL
SL
SL
SL
W
W
W W W
W
JT

JT JT JT

SL SL SL SL SL
SL
SL
SL
SL
SL
18" SD
12" W
8" SS
12" SD
12" SD
12" W
12" SD
12" SD
12" W
8" SS
8" SS
FW FW
W
W
FW FW
W
FW
W
G

G G G G G G G G G G G G G G G G G G G G G G G G G G G
G G
G
G
G
G
G

BLOCK O

BLOCK K

BLOCK L

JOHN MUIR

PARKWAY

BAYFRONT LOOP
(PUBLIC R.O.W.)
LP 23.2
FS 14.0
FS 18.6
TP 19.6
TP 23.8 LP 19.8
TP 23.4
FS 19.1
FS 21.5
LP 22.7
FF 20.0

1.6%

4.5%

3.0%

4.0%

1.2%

1.3%
8%
8%

1.3%

1.2%

1.4%

1.2%

1.7%

1.2%
18" SD
24" SD 24" SD
18" SD
18" SD
18" SD
18" SD
12" SD
12" SD
24" SD
18" SD 18" SD
(N) SDMH
INV: 15.1
(N) SDMH
RIM: 25.0
INV: 16.1
(E) SDDI
(REPLACE W/ (N) SDMH)
(E) TC: 17.82
(E) 12" INV OUT (S): 13.86
(N) 18" INV IN (N): 13.95
18" SD

BIORETENTION FACILITY
(IMP 12)
TOP: 16.0
BOTTOM: 15.0
(E) TP 20.0
(E) SDMH
(E) RIM: 20.60
(N) RIM: 20.90
18"INV IN (W): 12.90
12" INV IN (N): 12.90
12" INV IN (E): 12.90
24" INV OUT (S): 12.40
(E) SDDI
(TO BE RELOCATED)
(E) TC: 20.45
(E) 12" INV: 13.50
(E) SDMH
(E) RIM: 20.52
(N) RIM: 21.4
12" INV OUT: 13.22
(N) SDCB
GR: 19.9
INV: 13.4
A
C5.0
(E) 12" SD STUB
INV: 13.34
BLDG K1

ALLEY B
(PRIVATE)
BLDG K6
BLDG K5 BLDG K2

ALLEY A
(PRIVATE)
BLDG K3

SHORELINE LOOP
(PUBLIC R.O.W.)
BLDG L1

ALLEY D
(PRIVATE)
BLDG L3
BLDG L2

ALLEY C (PRIVATE)
12" SD

2.5%

2.5% 2.5%
1 inch = 20 ft.
20 (N) SDCB
GR: 19.4
INV: 14.6

2.5%
FF 20.20 FF 21.50 FF 21.80 FF 22.10 FF 22.40 FF 22.60 FF 22.80 FF 23.00 FF 23.20 FF 23.40 FF 23.60
FF 24.50
FF 24.50 FF 24.50
FF 24.50
FF 24.25
FF 24.25
FF 24.25
FF 24.25
FF 22.85
FF 22.85
FF 22.85
FF 22.85
FF 22.60
FF 22.60
FF 22.60
FF 22.60
FF 24.00 FF 24.00 FF 24.75 FF 24.75
FF 24.75
FF 25.75
FF 25.75
FF 26.25 FF 26.25
TP 23.1
TP 24.0

BIORETENTION FACILITY
(IMP 10)
FG: 20.3

BIORETENTION FACILITY
(IMP 7)
FG: 20.3

2.5%

2.5%
BLDG K4
(N) SDMH
INV: 10.6
(N) SDMH
INV: 9.3
(N) SDDI (OVERFLOW)
GR: 15.5
INV: 12.2
(N) SDDI (OVERFLOW)
GR: 20.8
INV: 16.2
(N) SDDI (OVERFLOW)
GR: 20.8
INV: 17.3

ALLEY M
(PRIVATE)
BLDG K3 SD

DISCHARGE
BLDG K4 SD

DISCHARGE
BLDG K2 SD

DISCHARGE

CURB OPENING
(TYP)
(E) TP 17.3
B
C5.0

RETAINING WALL
(MAX 15' HEIGHT)
APPROXIMATELY 475 LF
EG 7.9±
EG 10.5±
FS 23.4

2.5%

1.7%
18" SD

DISCHARGE
INV: 15.0

REFUGIO CREEK
BAYFRONT BOULEVARD 2% MAX
D
C5.0

MATCHLINE -
SEE SHEET C5.2
TP 20.0
TP 21.6
(E) TP 20.2
TP 20.4

1.6%

1.1%

2.5%

0.8%
(E) 0.8%
(E) 0.8%

2.3%
LP 21.1

BIORETENTION FACILITY
(IMP 2)
TOP: 21.0
BOTTOM: 20.0

BIORETENTION FACILITY
(IMP 3)
FG: 21.5
18" SD
TP 22.5 BIORETENTION

FACILITY
(IMP 4)
FG: 22.5

BIORETENTION

FACILITY
(IMP 6)
FG: 19.5

2.5%

2.5%
BLDG K5 SD

DISCHARGE
(N) SDDI (OVERFLOW)
GR: 22.0
INV: 12.7
(N) SDDI (OVERFLOW)
GR: 20.5
INV: 17.5
(N) SDDI (OVERFLOW)
GR: 20.0
INV: 17.0
(N) SDDI (OVERFLOW)
GR: 23.0
INV: 20.0

2.5%

2.5%
18" SD

BIORETENTION FACILITY
(IMP 5)
TOP: 20.0
BOTTOM: 19.0
(N) SDDI (OVERFLOW)
GR: 20.5
INV: 17.5
(N) SDMH
INV: 16.7
LP 21.1
(N) SDCB
GR: 20.3
INV: 15.5

2.5%
HP 23.7
18" SD

1.0%
(N) SDCB
GR: 19.5
INV: 16.0
(N) SDMH
(BREAK (E) 12" SD PIPE)
(N) RIM: 20.1
(E) INV (OUT): 13.2
INV (IN): 15.5
(N) SDMH
RIM: 23.5
INV: 15.3
(N) SDMH
RIM: 23.5
INV: 11.6 1.6%

SIDEWALK

UNDERDRAIN

DISCHARGE
INV: 21.5
(N) SDDI (OVERFLOW)
GR: 20.8
INV: 17.0

BIORETENTION

FACILITY
(IMP 8)
FG: 20.3

2.5%

BIORETENTION FACILITY
(IMP 9)
FG: 20.3 (N) SDDI (OVERFLOW)
GR: 20.8
INV: 15.9
TOW 21.7
BOW 19.8
TOW 21.55
BOW 9.10
TOW 22.4
BOW 10.5
TOW 21.3
BOW 10.1
TOW 20.3
BOW 10.2
TOW 16.4
BOW 10.5

BCDC BOUNDARY

STORM DRAIN
OUTFALL INV: 8.0
Sheet
Project Number: 2300291
Plan File:

Prepared Under the Direction of:

HERCULES LAND PARTNERS (LEDCOR GROUP)

HERCULES WATERFRONT DISTRICT - BLOCKS K,L,M,O & P
06/06/24 VESTING TENTATIVE MAP SUBMITTAL -
State County City
California
Contra Costa
Hercules
Rev Date Description Designed Drawn Checked
Scale:

Date: 03/31/2025 5870 Stoneridge Mall Rd., Suite 203
Pleasanton, CA 94588
tel: 415.883.9850
fax: 415.883.9835
11/18/24 VESTING TENTATIVE MAP RESUBMITTAL -
1" = 20'
C5.1

CONCEPTUAL GRADING PLAN -

BLOCK K
90 W
SL
JT
W
W
W

SS SS SS
SS
SS
SS
SS
SS SS
JT
SS
SS
JT
SL

SL SL SL
W
12" SD
12" SD
12" W
8" SS
8" SS
SD SD
SD
SD
SD
SD
SD
SD
SS
SS
SS
SS
SS
SS
G
G
G
G
G
G
G
G
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
1 inch = 20 ft.
20 27
28 29
30 32
33 34
35 36
23 24
25 26
22 31
TOW 42.4
BOW 25.2
TOW 42.4
BOW 31.8
TOW 25.6
BOW 22.6
BOW 24.2
BOW 36.4

ALLEY C (PRIVATE)

ALLEY D
(PRIVATE)

ALLEY I
(PRIVATE)

ALLEY H
(PRIVATE)

ALLEY G
(PRIVATE)

ALLEY F (PRIVATE)

ALLEY E
(PRIVATE)
BLDG L3
BLDG L2
BLDG L1
BLDG MP5
BLDG MP6
BLDG MP4
BLDG MP3
BLDG L4
12" SD
12" SD 12" SD
18" SD
12" SD
12" SD
12" SD
G
C5.0
H
C5.0
18" SD
18" SD
18" SD
18" SD
18" SD
18" SD
18" SD
F
C5.0
E
C5.0
12" SD
18" SD
18" SD
18" SD
18" SD
FF 31.50
FF 31.50
FF 32.00 FF 32.50 FF 33.00
FF 33.00 FF 32.50 FF 32.00
FF 29.50
FF 29.50
FF 29.75 FF 30.00 FF 30.25
FF 30.25 FF 30.00 FF 29.75
FF 30.50
FF 30.50
FF 27.75
FF 28.35
FF 28.95
FF 29.55
FF 30.15
FF 30.75
FF 24.80
FF 24.80
FF 25.05
FF 25.05
FF 25.30
FF 25.30
FF 25.00 FF 25.00 FF 25.00
FF 25.00 FF 25.00 FF 25.00
FF 25.00
FF 25.00
FF 25.00
FF 25.00
FF 25.00 FF 25.00 FF 25.00 FF 25.00 FF 25.00 FF 25.00
FF 26.50 FF 26.50
FF 26.50 FF 26.50 FF 26.50 FF 26.50 FF 27.00 FF 27.00 FF 27.00 FF 27.75 FF 28.00 FF 28.25 FF 26.75 FF 26.75 FF 27.0
FF 27.00
FF 31.50
FF 31.50
FF 32.00 FF 32.50 FF 33.00
FF 33.00 FF 32.50 FF 32.00
FF 32.75 FF 33.00 FF 33.25 FF 33.50
TP 23.0
TP 24.7 HP 24.7
LP 23.8
TP 30.4
TP 28.0 TP 26.7
LP 23.2
HP 25.3
FS 18.0
FS 14.0
TP 23.8
FS 29.0
FS 30.0
LP 22.7
TP 23.4
FS 20.0
TP 25.5
TP 33.0
TP 31.5
TP 33.5
LP 31.8
TP 29.5
HP 26.9
LP 26.3
LP 24.0
HP 24.5
TP 20.0
TP 21.6
TP 20.9
TP 26.1
FS 25.0
FS 16.7
BS 17.0
TS 24.0
FS/EG 16.0
TP 25.4
TP 24.2
FS 24.4
TP 21.6 TP 20.9
FS 28.5
FS 32.0
FS 24.0 FS 24.5 FS 26.0 FS 26.5
FS 33.5

1.2%

1.7% 1.8%

1.2%

4.5%

3.0%

2.5%

1.2%

3.5%

3.9%

1.8%

1.6%

1.2% 1.4%

1.6%

3.0%

2.0%

1.1%

1.5%
8%

2.5% 2.5%

2.5%

0.7% MIN

2.5%

3.5%

2.5%

3.0%

3.5% 2.5%

2.5%

1.0%

2.5% 2.5%

2.5%

2.5% 2.5%

0.7% MIN

2.5%

1.3%

2.5%

3.5%

2.5%

1.2%

1.6%

0.7% MIN
2% MAX
2% MAX

2.4%

1.6%

1.1%

2.5%

2.3%

2.5%
2% MAX 2% MAX
3:1

0.7% MIN

0.8%
FS 24.4

5.0% MAX

5.0% MAX
HP 23.1

1.5%

2.5%

0.7% MIN

3.0%
GR 23.8
FL 23.85
FG 23.95 FG 24.15
GR 23.8
GR 23.8
GR 24.05
GR 24.05
GR 24.3
GR 24.3
GR 23.75
GR 24.0
GR 24.25
GR 24.25

BLOCK K

BLOCK L

BAYFRONT BLVD

BAYFRONT LOOP
(PUBLIC R.O.W.)

BLOCK MP
(E) SDDI
(TO BE RELOCATED)
(E) TC: 20.45
(E) 12" INV: 13.50
(N) SDMH
RIM: 24.2
INV: 19.5
(N) SDCB
GR: 31.3
INV: 19.6
(N) SDCB
GR: 30.9
INV: 19.5
(N) SDCB
GR: 30.9
INV: 19.5
(N) SDCB
GR: 24.8
INV: 21.0
(N) SDCB
GR: 23.7
INV: 20.0
(E) 12" SD STUB
INV: 13.53
(N) SDCB
GR: 20.7
INV: 13.4

BIORETENTION FACILITY
(IMP 12)
TOP: 16.0
BOTTOM: 15.0
(N) SDDI (OVERFLOW)
GR: 15.5
INV: 12.2
18" SD DISCHARGE
INV: 15.0

SHORELINE LOOP
(PUBLIC R.O.W.)
(N) SDCB
GR: 23.3
INV: 19.0
(N) SDCB
GR: 23.3
INV: 19.0
(N) SDCB
GR: 23.7
INV: 19.3
(N) SDCB
GR: 23.7
INV: 19.5
(N) SDCB
GR: 29.1
INV: 23.1
(N) SDMH
RIM: 24.7
INV: 17.8
(E) RETAINING WALL
(PROTECT IN PLACE)

RETAINING WALL
(MAX 15' HEIGHT)
APPROXIMATELY 475 LF
BLDG L3 SD

DISCHARGE
BLDG L3 SD

DISCHARGE
(N) SDDI
GR: 23.9
INV: 20.4
(N) SDMH
RIM: 25.0
INV: 20.0
(N) SDMH
RIM: 24.5
INV: 18.5

ALLEY B
(PRIVATE)

ALLEY A
(PRIVATE)
BLDG M9/M10
BLDG M2 MATCHLINE - SEE SHEET C5.3

MATCHLINE -
SEE SHEET C5.1
(E) SDMH
(E) RIM: 20.52
(N) RIM: 21.4
12" INV OUT: 13.22

JOHN MUIR

PARKWAY
(N) SDMH
RIM: 32.9
INV: 18.9
(N) SDMH
RIM: 24.1
INV: 20.3
(N) SDMH
RIM: 30.0
INV: 19.3
(N) SDMH
RIM: 25.0
INV: 16.1

RETAINING WALL
(MAX 6' HEIGHT)
APPROXIMATELY 80 LF
GB
BLDG L4 SD

DISCHARGE AT

FACE OF CURB

BIORETENTION FACILITY
(IMP 3)
FG: 21.5

RETAINING WALL
(MAX 12' HEIGHT)
APPROXIMATELY 230 LF

RETAINING WALL
(MAX 3' HEIGHT)
APPROXIMATELY 186 LF
TOW 34.3
BOW 33.2
TOW 24.48
BOW 20.5
TOW 25.9
BOW 20.4
TOW 26.6
BOW 24.0
TOW 36.5
BOW 33.6
TOW 25.0
BOW 16.0
TOW 25.0
BOW 16.0
TOW 25.0
BOW 16.0
TOW 25.0
BOW 16.0
(N) SDDI
GR: 23.7
INV: 20.4
GR 23.8
GR 23.8
GR 23.75
GR 24.05
Sheet
Project Number: 2300291
Plan File:

Prepared Under the Direction of:

HERCULES LAND PARTNERS (LEDCOR GROUP)

HERCULES WATERFRONT DISTRICT - BLOCKS K,L,M,O & P
06/06/24 VESTING TENTATIVE MAP SUBMITTAL -
State County City
California
Contra Costa
Hercules
Rev Date Description Designed Drawn Checked
Scale:

Date: 03/31/2025 5870 Stoneridge Mall Rd., Suite 203
Pleasanton, CA 94588
tel: 415.883.9850
fax: 415.883.9835
11/18/24 VESTING TENTATIVE MAP RESUBMITTAL -
1" = 20'
C5.2

CONCEPTUAL GRADING PLAN -

BLOCK L & MP
91 W
SL
JT
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W

SS SS SS SS SS SS SS SS SS SS
SS
SS
SS
SS
SS(LT)
SS(LT)
SS(LT)
SS SS
SS

SS SS SS SS SS SS SS

JT JT JT JT JT JT
SS
SS
JT
SL

SL SL SL

SL SL SL SL SL
W
JT

SL SL SL SL

SL SL SL SL SL SL SL SL SL
SL
12" SD
12" SD
24" SD
12" SS
12" W
12" W
8" SS
8" SS
12" SD
12" SD

SD SD SD SD SD SD SD SD SD SD SD
SD
SD
SD
SS
SS
SS
SS
SS

SS SS SS SS SS SS SS SS SS SS SS
SS
SS
SS

SS SS SS SS SS SS SS SS SS SS SS SS SS SS
SS
SS
SS SS
SS
FW

SS SS SS SS SS
SS
FW FW
FW

FW FW FW FW FW FW FW FW
FW
CO

FW FW FW FW FW FW

IRR IRR

IRR IRR IRR
x x
x x x x x x x
65' LOADING ZONE
x x
DN
25 18
27 37
37 36
35 34
33 32
31 30
30 9
33 34
35 36
TOW 42.4
BOW 31.9
TOW 37.8
BOW 30.5
TOW 32.1
BOW 29.1
BOW 36.4
TOW 42.4
BOW 37.6
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
1 inch = 20 ft.
20 H
G
C5.0
C5.0

ALLEY K
(PRIVATE)

ALLEY J
(PRIVATE)

ALLEY I
(PRIVATE)

BAYFRONT LOOP
(PUBLIC R.O.W.)

ALLEY L (PRIVATE)

ALLEY M (PRIVATE)

JOHN MUIR PARKWAY
BLDG MP9
BLDG MP6
BLDG MP7
BLDG MP8
BLDG MP2
BLDG MP1
BLDG O4
BLDG O5
BLDG O1
BLDG O6
BLDG O2
BLDG O3

ALLEY F (PRIVATE)
18" SD
24" SD
12" SD
12" SD
18" SD
12" SD
12" SD
18" SD 18" SD
18" SD
12" SD
12" SD 12" SD
18" SD
12" SD
24" SD
18" SD
18" SD 18" SD
18" SD
12" SD 12" SD
12" SD
12" SD
12" SD
12" SD 12" SD
FF 31.50 FF 33.00 FF 32.50 FF 32.00
FF 33.50
FF 33.50
FF 34.50
FF 22.20
FF 22.60
FF 22.60
FF 22.10
FF 21.70
FF 19.80
FF 19.40
FF 19.00
FF 18.70
FF 18.40
FF 19.00 FF 19.00
FF 19.50 FF 19.50
FF 20.00 FF 20.00
FF 20.50 FF 20.50
FF 22.30 FF 22.30
FF 22.80 FF 22.80
FF 23.20 FF 23.20
FF 22.90 FF 22.90
FF 23.60
FF 23.80
FF 23.60
FF 23.30
FF 22.90
FF 21.50
FF 21.00
FF 20.50
FF 20.00
FF 19.50
FF 31.50 FF 31.17 FF 30.84 FF 30.50 FF 30.17 FF 29.84
FF 31.50
FF 30.50
FF 30.00
FF 29.50
FF 29.00
FF 28.50
FF 31.75 FF 32.00 FF 32.25
FF 32.50
FF 32.50
FF 32.25 FF 32.00 FF 31.75
FF 33.50
FF 33.50
FF 34.50
FF 34.50
FF 33.50
FF 33.50
FF 32.75 FF 33.00 FF 33.25 FF 33.50
FF 33.50 FF 33.25 FF 33.00
FF 31.50
FF 32.75
FF 33.00 FF 32.50 FF 32.00
TP 23.0
FS 32.0
HP 34.2
FF 34.0
TP 29
FS 33.5
FG 36.6
TP 33.0
TP 33.5 LP 31.8
FL 22.5 FL 25.0
HP 26.9
TP 21.6
(E) TP 20.2
TP 20.4
TP 20.9
TP 26.0
HP 23.1
TP 24.2
TP 21.9
TP 18.6
LP 19.1
TP 20.5
TP 25.5
TP 30.2
TP 27.4
TP 32.5
TP 31.5
TP 32.7
LP 31.5
(E) TP 29.0±
FS 32.0
FS 33.0
FS 33.6
LP 29.6
TP 22.5
(E) TP 23.0
(E) TP 25.37
(E) TP 20.4
(E) TP 18.0
TP 20.0
TP 21.6
(E) TP 20.2
TP 20.9
TP 20.4
TP 26.1

1.2% 3.0% 2.0%

1.1%

2.5% 2.5%

2.5%

3.5%

2.5%

3.0%

3.5%

2.4%

1.6%

1.1%

2.5%
4%

1.3%

6.3%

1.5%

1.5% 1.5%

1.7%

1.2%
10%

2.5% 2.5%

1.5% 4% 10%
(E) 4.4%

2.5% 0.7% MIN

2.5%

2.5% 2.5%

0.7% MIN

0.7% MIN
(E) 1.0% (E) 1.7% (E) 2.0% (E) 2.0% (E) 2.0%

2.5%

0.7% MIN

0.7% MIN 3%
3%
(E) 3.7% (E) 3.7%
(E) 2% (E) 2%
(E) 0.5%
(E) 3%

2.5% 2.5% 2.5%

2.5%

2.5% 2.5%

1.5%
5%
5% 2.5%

0.7% MIN

6.3%

1.3%
3%
2% MAX 2% MAX

0.8% (E) 0.8%

BLOCK Q & R
APN: 404-730-013-4

BLOCK MP

BLOCK O
REMOVE 18LF
12" SD AND

CAP EXISTING
12" SD STUB
(E) 18" SD
(TO LINUS PAULING

STORMWATER

TREATMENT BASIN)
CAP INV=16.90
12" SD
(TO NORTH CREEK

CHANNEL BASIN)
CAP INV=24.50
(E) DI
(TO BE RELOCATED)
(E) GR=26.20
(E) INV=20.00
(E) 12" SD STUB
INV=14.50
(N) SDMH (OVER (E) SDDI )
(N) INV IN: 13.25
(E) INV OUT: 13.20
(E) DI
(ADJUST TO CURB)
(E) GR 23.50
(E) INV 20.00
(N) SDMH
RIM: 24.2
INV: 19.5
(E) SDCB
(E) TC: 17.75
(E) 12" INV OUT: 13.0
(E) SDMH
(E) RIM: 19.69
(E) INV IN: 14.0 (S)
(E) INV IN: 14.0 (N)
(E) INV IN: 13.6 (E)
(E) INV OUT: 13.50 (W)
(E) SDMH
(E) RIM: 22.90
(E) INV IN: 15.26
(E) INV OUT: 15.25
(N) SDCB
GR: 18.3
INV: 14.0
(N) SDCB
GR: 18.8
INV: 14.9
(N) SDCB
GR: 22.4
INV: 18.7
(N) SDCB
GR: 22.4
INV: 18.8
(N) SDCB
GR: 27.1
INV: 17.9
(N) SDCB
GR: 27.1
INV: 17.9
(N) SDCB
GR: 29.1
INV: 18.0
(N) SDCB
GR: 31.6
INV: 19.1
(E) SDMH
RIM: 27.90
INV: 15.90
(N) SDMH (BREAK (E) PIPE)
INV: 16.7
(N) SDMH
RIM: 22.7
INV: 18.6
(N) SDCB
GR: 23.7
INV: 20.0
(E) 12" SD STUB
INV: 13.53
(N) SDCB
GR: 19.9
INV: 13.4

BAYFRONT

BOULEVARD
(N) SDMH
RIM: 32.9
INV: 18.9 MATCHLINE - SEE SHEET C5.2
(E) SDMH
(E) RIM: 20.52
(N) RIM: 21.4
12" INV OUT: 13.22
(N) SDMH
INV: 17.5

RETAINING WALL
(MAX 3' HEIGHT)
APPROXIMATELY 186 LF
TOW 35.9
BOW 33.0
TOW 33.5
BOW 32.1
Sheet
Project Number: 2300291
Plan File:

Prepared Under the Direction of:

HERCULES LAND PARTNERS (LEDCOR GROUP)

HERCULES WATERFRONT DISTRICT - BLOCKS K,L,M,O & P
06/06/24 VESTING TENTATIVE MAP SUBMITTAL -
State County City
California
Contra Costa
Hercules
Rev Date Description Designed Drawn Checked
Scale:

Date: 03/31/2025 5870 Stoneridge Mall Rd., Suite 203
Pleasanton, CA 94588
tel: 415.883.9850
fax: 415.883.9835
11/18/24 VESTING TENTATIVE MAP RESUBMITTAL -
1" = 20'
C5.3

CONCEPTUAL GRADING PLAN -

BLOCK O & MP
92 PROMENADE STREET

SANDERLING DRIVE

TARAYA TERRACE

AVOCET DRIVE

BAYWOOD LANE
Asphalt
Asphalt

X X X X X X X X X X X
x
x
x
x
x
x
x
x

BLOCK I

BLOCK J

SANDERLING DRIVE
x
x
x x
65' LOADING ZONE
DN
25 18
27 9
30 SS
W
W
W
W
W
W
W
W
W
W
W
W
W
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
JT
JT
SS
SS
SS
SS
SS
SS
SS
JT
JT
JT
SS
SS
SS
SS
SS
SL
SL
SL
SL
SL
W
JT
SL
SL
SL
SL
SL
JT
JT
18" SD
12" W
8" SS
12" SD 12" SD
12" W
12" SD
12" SD
24" SD
12" SS
12" W
12" W
8" SS
8" SS
12" SD
12" SD
12" W
24" W
12" SS
SD
SD
SD
SD
SD
SD
SD
SD
SD
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
G
G
G
G
G
G
SD
SD
SD
SD
SD
SD
SD
SD
SD
SS
SS
SS
SS
G
G
G
G
G
G
G
JT JT
JT
JT
G
G
G
SS
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW FW
FW
JT
CO
CO
SS
FW
FW
FW
FW
FW
FW
FW
FW
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
SL
IRR
IRR
IRR
D6 D6
SL
BFP
IRR
IRR
Graphic Scale (in feet)
0 1 inch = 60 ft.
60 BLOCK Q & R
APN:
404-730-013-4

BLOCK I

CITY OF

HERCULES

BLOCK G
404-730-007-6

BLOCK N
404-730-004-3
U.P.R.R
C6.1
C6.2
C6.3
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
JT
SD
SD
SD
SL
SL
SL
SL
SL
SL
SL
SL
SL
G
G
G
G
G
G
G
G
G
G
JT
JT
JT
JT
G
G
G
G
G
SD
SS
JT
JT
JT
JT
JT
JT
JT
JT
SS
SS
SS WM
DCA
DCA
WM
SVC
SVC
SVC
WM
DCA
WM
DCA
WM
DCA
WM
DCA
G
G
G
G
G
G
G
G
WM
DCA
WM
DCA
WM
DCA
WM
DCA
SL
SL
SL
SL
SL
SL
SL
SL
SL
WM
DCA
WM
DCA
G
G
G
G
G
G
G
G
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
G
G
SD
SVC
SVC
SVC
SVC
SVC
SVC
SVC
WM
DCA
WM
DCA
WM
DCA
WM
DCA
WM
WM
WM
WM
DCA
DCA
DCA
DCA
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SD
SD
SD
SD
SS
SS
SD
SS
SD
JT
JT
SVC
WM
DCA
DCA
WM
SVC
SD
SD
SS
SD
SD
SD
SD
SD
SD
SD
SD
JT
SVC
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT

FRONT BOULEVARD

REFUGIO CREEK
BLDG K1
BLDG K2
BLDG K3
BLDG K4
BLDG K5
BLDG K6
BLDG L3
BLDG L2
BLDG L1
BLDG
MP9
BLDG
MP8
BLDG MP7
BLDG
MP6
BLDG
MP5
BLDG
MP4
BLDG
MP3
BLDG
MP2
BLDG
MP1
BLDG
O4
BLDG
O5
BLDG
O6
BLDG
O1
BLDG
O2
BLDG
O3
BLDG
L4

SHORELINE LOOP
(PUBLIC R.O.W.)

ALLEY A (PRIVATE)

ALLEY C (PRIVATE)

ALLEY D

ALLEY K (PRIVATE)

ALLEY I (PRIVATE)

ALLEY H (PRIVATE)

ALLEY G (PRIVATE)

ALLEY F (PRIVATE)

ALLEY L (PRIVATE)

ALLEY E
(PRIVATE)

BAYFRONT BLVD

JOHN MUIR PARKWAY

SAN PABLO BAY

ALLEY J (PRIVATE)

ALLEY B (PRIVATE)

ALLEY M (PRIVATE)

BAYFRONT LOOP
(PUBLIC R.O.W.)
Sheet
Project Number: 2300291
Plan File:

Prepared Under the Direction of:

HERCULES LAND PARTNERS (LEDCOR GROUP)

HERCULES WATERFRONT DISTRICT - BLOCKS K,L,M,O & P
06/06/24 VESTING TENTATIVE MAP SUBMITTAL -
State County City
California
Contra Costa
Hercules
Rev Date Description Designed Drawn Checked
Scale:

Date: 03/31/2025 5870 Stoneridge Mall Rd., Suite 203
Pleasanton, CA 94588
tel: 415.883.9850
fax: 415.883.9835
11/18/24 VESTING TENTATIVE MAP RESUBMITTAL -
1" = 60'
C6.0

CONCEPTUAL UTILITY PLAN OVERVIEW
LEGEND:

PROJECT BOUNDARY

EXISTING WATER LINE

EXISTING STORM DRAIN

EXISTING SANITARY SEWER

PROPOSED STORM DRAIN

STORM DRAIN MANHOLE

STORM DRAIN CURB INLET

STORM DRAIN DROP INLET

PROPOSED SANITARY SEWER

PROPOSED SEWER MANHOLE

PROPOSED WATER

PROPOSED FIRE HYDRANT

PROPOSED WATER VALVE

PROPOSED WATER METER
NOTES:

1. ONSITE SEWER SHALL BE PRIVATELY OWNED AND MAINTAINED.

2. SANITARY SEWER SHALL HAVE A MINIMUM SLOPE OF S=0.0075

3. ONSITE STORM DRAIN SHALL BE PRIVATELY OWNED AND MAINTAINED.

4. STORM DRAIN PIPES SHALL HAVE A MINIMUM SLOPE TO MAINTAIN A VELOCITY OF 3 FEET PER SECOND.

5. EXISTING SEWER LATERALS ONSITE ARE TO BE ABANDONED OR REMOVED AS NECESSARY.

6. UNDERGROUND VAULT LOCATIONS ARE PRELIMINARY AND SUBJECT TO REVIEW BY PG&E.

7. TRANSFORMER LOCATIONS ARE PRELIMINARY AND SUBJECT TO REVIEW BY PG&E.

PROPOSED JOINT TRENCH JT JT

PROPOSED SEWER CLEANOUT

PROPOSED BFP (DOMESTIC & FIRE)

PROPOSED FDC

PROPOSED LIGHTING
X" SD
X" W
X" SD
X" SD
X" SS
X" W

SVC SVC
G
SL
(ABOVE GRADE)
(BELOW GRADE)
(BELOW GRADE)
(ABOVE GRADE)
(ABOVE GRADE)

PROPOSED SERVICE TRENCH

PROPOSED GAS MAIN

PROPOSED STREET LIGHTING

PROPOSED TRANSFORMER
(ABOVE GRADE)
93 SHORELINE LOOP
(PUBLIC R.O.W.)

ALLEY A
(PRIVATE)

ALLEY B
(PRIVATE)

ALLEY C (PRIVATE)

ALLEY D
(PRIVATE)

BAYFRONT BLVD
SD
SD
SL
SL
SL
G
G
G
G
G
G
G
G
G
JT
JT
JT
G
G
G
G
JT
JT
JT
G

G G G G G G G G G G G G G G G G G
G
G
G
G
G
G
G
G

SVC SVC
WM
DCA
DCA
WM
SVC
SVC
WM
DCA
WM
DCA
SL
SL

SL SL SL SL SL SL SL SL SL SL SL SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
WM
DCA
SVC
WM
DCA
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
SVC
SVC
SVC
SVC
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SD
JT
JT
SVC
SVC
SVC
SVC
SD
SD
SS
SD
SD
SD
JT
JT
SD
SD
SD
SD
SD
JT JT
JT
SL

SVC SVC SVC
JT
JT
JT
JT
JT
JT
JT JT

JT JT JT

JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT
JT
JT
JT
JT
JT
JT
JT
JT

BLOCK L
404-730-012-6

BLOCK N
404-730-004-3

BAYFRONT BLVD

BAYFRONT LOOP
(PUBLIC R.O.W.)
1 inch = 20 ft.
20 7'
12'
(E) SDMH
(E) RIM: 20.52
(N) RIM: 21.4
12" INV OUT: 13.22
(N) SDMH
INV: 10.4

8.9' 10.1'

15.0'
MATCHLINE - SEE SHEET C6.2
7'
5'
BLDG L3
BLDG L2
BLDG L1
BLDG K6
BLDG K1
BLDG K2
BLDG K5
BLDG K4 BLDG K3

TRANSFORMER
PAD

6.0'

12.0'

9.0'

7.0'
5'

7.8'

7.0'
W
SL
JT

W W W W W W W W W W W W
W
W
SS
SS
SS

SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS(LT)
SS
SS
JT
SS SS
JT
JT
JT
JT
SL
SL
SL
SL
SL

SL SL SL SL SL SL SL
SL
SL
SL
W
W
W W W
W
JT

JT JT JT

SL SL SL SL SL
SL
SL
SL
SL
SL
18" SD
12" W
8" SS
12" SD
12" SD
12" W
12" SD
12" SD
12" W
8" SS
8" SS
FW FW
W
W
FW FW
W
FW
W
G

G G G G G G G G G G G G G G G G G G G G G G G G G G G
G G
G
G
G
G
G 8" SS
12" W

FIRE SERVICE

WITH METER AND

BFP (TYP)

DOMESTIC

SERVICE WITH

MASTER METER

AND BFP (TYP)

FDC, TYP

FH, TYP
(N) SDCB
GR: 20.3
INV: 15.6
(N) SDMH
RIM: 25.0
INV: 16.1
(N) SD OUTFALL
INV=8.0
(E) SDMH
(E) RIM: 20.60
(N) RIM: 20.90
18"INV IN (W): 12.90
12" INV IN (N): 12.90
12" INV IN (E): 12.90
24" INV OUT (S): 12.40
(E) SDDI
(TO BE RELOCATED)
(E) TC: 20.45
(E) 12" INV: 13.50
(N) SDCB
GR: 19.9
INV: 13.4
(E) 12" SD STUB
INV: 13.34
STREET

LIGHT (TYP)
(E) RIM: 17.92
(N) 8" INV (IN): 12.30
(E) 8" INV (OUT): 12.20
(E) RIM: 17.92
(3) 8" INV (IN): 9.73
12" INV (OUT): 9.40
(ADJUST TO GRADE)
(E) 8" SS STUB
INV=9.99
RIM: 22.7
INV: 15.0
RIM: 23.1
INV: 14.7
RIM: 21.9
INV: 13.8
RIM: 20.3
INV: 13.2
RIM: 21.0
INV: 14.3
RIM: 24.5
INV: 11.5
RIM: 21.3
INV: 13.3
RIM: 23.2
INV: 10.5
(N) SDCB
GR: 19.4
INV: 14.6
RIM: 24.5
INV: 11.8
(N) SDMH
RIM: 23.5
INV: 15.3
RIM: 20.8
INV: 9.92
(N) SDMH
INV: 15.1
(N) SDMH
INV: 16.8

TIE-IN TO (E)

WATER STUB
W/BO

TIE-IN TO (E)

GAS LINE

TIE-IN TO (E)

JOINT TRENCH
STUB
(N) SDMH
RIM: 23.5
INV: 11.6
(N) SDMH
RIM: 22.7
INV: 12.1
GR: 22.0
INV: 12.7
GR: 15.5
INV: 12.2
GR: 23.0
INV: 20.0
GR: 20.0
INV: 17.0
GR: 20.5
INV: 17.5
GR: 20.8
INV: 16.4
GR: 20.8
INV: 16.1
GR: 20.8
INV: 17.3
GR: 20.8
INV: 17.2
GR: 20.5
INV: 17.5

27.0' 4.0'
(N) SDMH
INV: 8.4
(N) SDMH
INV: 9.2

JOHN MUIR PARKWAY
12" SD
GR: 20.8
INV: 16.2
GR: 20.8
INV: 15.9
(N) SDMH
INV: 8.9
8'

3.2'
SD
SD
SL
SL
SL
G
G
G
G
G
G
G
G
G
JT
JT
JT
G
G
G
G
JT
JT
JT
G

G G G G G G G G G G G G G G G G G
G
G
G
G
G
G
G
G

SVC SVC
WM
DCA
DCA
WM
SVC
SVC
WM
DCA
WM
DCA
SL
SL

SVC SVC SVC
JT
JT
JT
JT
JT
JT
JT JT

JT JT JT

JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT
JT
JT
JT
JT
JT
JT
JT
JT
24" SD
24" SD
8" SS
8" SS
8" SS
8" SS
18" SD
24" SD
18" SD
18" SD
12" SD
12" W
8" SS
8" SS
18" SD
12" SD
12" SD
18" SD 18" SD
8" SS 8" SS
18" SD 8" SS
8" SS
18" SD GAS
24" SD
12" W
18" SD
18" SD
18" SD
12" W
8" SS
12" SD
12" SD
18" SD
18" SD
12" W
24" SD 24" SD
12" W
12" W
Sheet
Project Number: 2300291
Plan File:

Prepared Under the Direction of:

HERCULES LAND PARTNERS (LEDCOR GROUP)

HERCULES WATERFRONT DISTRICT - BLOCKS K,L,M,O & P
06/06/24 VESTING TENTATIVE MAP SUBMITTAL -
State County City
California
Contra Costa
Hercules
Rev Date Description Designed Drawn Checked
Scale:

Date: 03/31/2025 5870 Stoneridge Mall Rd., Suite 203
Pleasanton, CA 94588
tel: 415.883.9850
fax: 415.883.9835
11/18/24 VESTING TENTATIVE MAP RESUBMITTAL -
1" = 20'
C6.1

CONCEPTUAL UTILITY PLAN -

BLOCK K
94 1 inch = 20 ft.
20 ALLEY C (PRIVATE)

ALLEY D
(PRIVATE)

ALLEY I
(PRIVATE)

ALLEY H
(PRIVATE)

ALLEY G
(PRIVATE)

ALLEY F (PRIVATE)

ALLEY E
(PRIVATE)
BLDG L3
BLDG L2
BLDG L1
BLDG MP5
BLDG MP6
BLDG MP4
BLDG MP3
BLDG L4
RIM: 20.8
INV: 9.92
RIM: 24.5
INV: 11.5
RIM: 23.2
INV: 10.5
W
SL
JT
W
W
W

SS SS SS
SS
SS
SS
SS
SS SS
JT
SS
SS
JT
SL

SL SL SL
W
12" SD
12" SD
12" W
8" SS
8" SS
SD SD
SD
SD
SD
SD
SD
SD
SS
SS
SS
SS
SS
G
G
G
G
G
G
G
G

FIRE SERVICE

WITH METER AND

BFP (TYP)

DOMESTIC

SERVICE WITH

MASTER METER

AND BFP (TYP)
FH
(TYP)
FDC
(TYP)
(N) SDMH
RIM: 24.2
INV: 19.5
(N) SDCB
GR: 31.3
INV: 19.6
(N) SDMH
RIM: 31.3
INV: 19.1
(N) SDCB
GR: 23.7
INV: 20.0
(E) 12" SD STUB
INV: 13.53
(N) SDCB
GR: 19.9
INV: 13.4
(N) SDMH
RIM: 25.0
INV: 16.1
(N) SDCB
GR: 23.7
INV: 19.3
(N) SDCB
GR: 23.7
INV: 19.5
(N) SDMH
RIM: 24.7
INV: 17.8
(N) SDMH
RIM: 24.5
INV: 18.5

SHORELINE LOOP
(PUBLIC R.O.W.)

ALLEY B
(PRIVATE)

ALLEY A
(PRIVATE)

7.0' 8.0' 8.0'

10.0'
(E) RIM: 17.92
(3) 8" INV (IN): 9.73
12" INV (OUT): 9.40
(ADJUST TO GRADE)
(E) 8" SS STUB
INV: 9.96
RIM: 22.8
INV: 11.0
RIM: 25.7
INV: 12.7
RIM: 24.6
INV: 14.8
RIM: 24.6
INV: 17.1
RIM: 23.7
INV: 15.8

STREET LIGHTING
(TYP)
SD
SD
SD
SD
SD
SD
SD
SD
SD

SL SL SL SL SL SL SL SL SL SL SL SL SL

SL SL SL SL
G
G

G G G G G G G G G G G G G
G
G
G
G
G
JT JT
G
G
G
G

JT JT JT JT JT JT JT JT JT JT JT JT
JT
JT JT
G
G
G
G
G
G
G
G
G
G
G
G
SVC
WM
DCA
SL
SL
SL

SL SL SL SL SL SL SL SL SL SL SL SL
SL
WM
DCA
SVC
WM
DCA
G
G
G
G
G
G
G
G
G
G
G
G

JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT

JT JT JT JT JT JT
JT
JT

JT JT JT JT JT

SVC SVC SVC SVC

SVC SVC SVC SVC SVC SVC SVC SVC
SVC

SVC SVC SVC SVC
SVC
SVC
JT JT

SVC SVC
WM
DCA
WM
DCA
WM
WM
DCA
DCA
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SD
SS
SD
JT
JT
JT JT
JT JT
JT

SVC SVC SVC SVC
SVC
JT
WM
DCA
DCA
WM
JT

SVC SVC SVC SVC
SD
SD
SS
SD
SD
JT
JT
SD
SVC
SD
JT
JT
JT

JT JT JT JT JT JT JT JT
8" SS
12" SD
12" SD 12" SD
18" SD
12" SD
12" SD
12" SD
18" SD
18" SD
18" SD
18" SD
18" SD
18" SD
18" SD
12" SD
8" SS
8" SS
12" W
12" W
12" W
8" SS
12" W
12" W
12" W
8" SS
8" SS
8" SS
12" W
8" SS

5.0'
RIM: 28.0
INV: 22.4
RIM: 26.6
INV: 16.5
RIM: 25.6
INV: 15.8
RIM: 30.2
INV: 17.7
RIM: 31.4
INV: 24.0
8" SS

MATCHLINE -
SEE SHEET C6.1
MATCHLINE - SEE SHEET C6.3
8" SS
12" W
8" SS
GAS
12" W
8" SS
(E) JOINT

TRENCH STUB

TRANSFORMER
PAD

7.0'

5.0'

6.5'

6.0'

TRANSFORMER
PAD

5.0'

8.0'

7.0'

5.0'

8.0'

11.9'

5.0'

8.0'
(N) SDMH
RIM: 33.1
INV: 18.9
(N) SDMH
RIM: 30.1
INV: 19.3
(N) SDMH
RIM: 25.0
INV: 20.0
(N) SDMH
RIM: 24.3
INV: 20.3

6.5'

6.0'

9.8'

6.0'

TRANSFORMER
PAD
RIM: 32.9
INV: 26.7
RIM: 33.2
INV: 24.1

FIRE SERVICE WITH

METER AND BFP (TYP)

DOMESTIC

SERVICE WITH

MASTER METER

AND BFP (TYP)
Sheet
Project Number: 2300291
Plan File:

Prepared Under the Direction of:

HERCULES LAND PARTNERS (LEDCOR GROUP)

HERCULES WATERFRONT DISTRICT - BLOCKS K,L,M,O & P
06/06/24 VESTING TENTATIVE MAP SUBMITTAL -
State County City
California
Contra Costa
Hercules
Rev Date Description Designed Drawn Checked
Scale:

Date: 03/31/2025 5870 Stoneridge Mall Rd., Suite 203
Pleasanton, CA 94588
tel: 415.883.9850
fax: 415.883.9835
11/18/24 VESTING TENTATIVE MAP RESUBMITTAL -
1" = 20'
C6.2

CONCEPTUAL UTILITY PLAN -

BLOCK L & MP
95 ALLEY K
(PRIVATE)

ALLEY J
(PRIVATE)

ALLEY I
(PRIVATE)

BAYFRONT LOOP
(PUBLIC R.O.W.)

ALLEY L (PRIVATE)

ALLEY M (PRIVATE)

JOHN MUIR PARKWAY
BLDG MP9
BLDG MP6
BLDG MP7
BLDG MP8
BLDG MP2
BLDG MP1
BLDG O4
BLDG O5
BLDG O1
BLDG O6
BLDG O2
BLDG O3

ALLEY F (PRIVATE)
SD
SD
SD
SD

JT JT JT
SD
SD
SD

SL SL SL SL SL SL SL SL SL SL SL SL SL

SL SL SL SL SL SL SL SL SL SL SL SL SL SL SL
G
G

G G G G G G G G G G G G G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G

JT JT JT JT JT JT JT JT JT JT JT JT JT JT
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
SD
SS

JT JT JT JT JT JT JT JT JT JT JT JT
JT

JT JT JT JT JT JT JT JT JT JT JT JT JT
SS
SS
SS
WM
DCA
DCA
WM

SVC SVC

SVC SVC SVC SVC SVC SVC SVC

SVC SVC SVC
DCA
WM
WM
DCA
WM
DCA
WM
DCA

SVC SVC

SVC SVC
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G

JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT
G

G G G G G G G
SD

SVC SVC SVC SVC

SVC SVC

SVC SVC SVC SVC

SVC SVC SVC SVC
JT JT
WM
WM
DCA
DCA
WM
DCA
WM
DCA
WM
WM
WM
DCA
DCA
DCA
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SD
SD
SD
SD
SS
SS
JT JT
JT
JT
SD
SVC
25 18
27 30
9 x x
x x x x x x x
65' LOADING ZONE
x x
DN

BLOCK Q & R
APN: 404-730-013-4
1 inch = 20 ft.
20 (E) SS STUB
INV=18.0
W
SL
JT
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W

SS SS SS SS SS SS SS SS SS SS
SS
SS
SS
SS
SS(LT)
SS(LT)
SS(LT)
SS SS
SS

SS SS SS SS SS SS SS

JT JT JT JT JT JT
SS
SS
JT
SL

SL SL SL

SL SL SL SL SL
W
JT

SL SL SL SL

SL SL SL SL SL SL SL SL SL
SL
12" SD
12" SD
24" SD
12" SS
12" W
12" W
8" SS
8" SS
12" SD
12" SD

SD SD SD SD SD SD SD SD SD SD SD
SD
SD
SD
SS
SS
SS
SS
SS

SS SS SS SS SS SS SS SS SS SS SS
SS
SS
SS

SS SS SS SS SS SS SS SS SS SS SS SS SS SS
G

G G G G G G G G G G G G G G G G G G G
G G G
SS
SS
SS SS
SS
JT JT
FW
JT

JT JT JT
JT
JT

JT JT JT JT

G G G G G G G G G
G

SS SS SS SS SS
SS
FW FW
FW

FW FW FW FW FW FW FW FW
G

JT JT JT
JT
FW
CO

FW FW FW FW FW FW
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G

IRR IRR

IRR IRR IRR
(E) DI
(TO BE RELOCATED)
(E) GR=26.20
(E) INV=20.00
(E) 12" SD STUB
INV=14.50
(E) DI
(ADJUST TO CURB)
(E) GR 23.50
(E) INV 20.00
(N) SDMH
RIM: 24.2
INV: 19.5
(E) SDCB
(E) TC: 17.75
(E) 12" INV OUT: 13.0
(E) SDMH
(E) RIM: 19.69
(E) INV IN: 14.0 (S)
(E) INV IN: 14.0 (N)
(E) INV IN: 13.6 (E)
(E) INV OUT: 13.50 (W)
(E) SDMH
(E) RIM: 22.90
(E) INV IN: 15.26
(E) INV OUT: 15.25
(N) SDCB
GR: 18.3
INV: 14.0
(N) SDCB
GR: 18.8
INV: 14.9
(N) SDCB
GR: 29.1
INV: 18.0
(N) SDCB
GR: 31.2
INV: 19.1
(E) SDMH
RIM: 27.90
INV: 15.90
(N) SDMH (BREAK (E) PIPE)
INV: 16.7
(N) SDMH
RIM: 22.7
INV: 18.6
(N) SDCB
GR: 23.7
INV: 20.0
(N) SDCB
GR: 19.9
INV: 13.4
(N) SDMH
RIM: 33.1
INV: 18.9
(E) 8" SS STUB
INV: 9.96
RIM: 22.0
INV: 11.0 RIM: 23.5
INV: 12.7
MATCHLINE - SEE SHEET C6.2

FIRE SERVICE

WITH METER AND

BFP (TYP)

DOMESTIC

SERVICE WITH

MASTER METER

AND BFP (TYP)

STREET LIGHTING
(TYP)

FDC, TYP FH (TYP)
RIM: 21.9
INV: 13.5
RIM: 22.5
INV: 15.0
RIM: 20.5
INV: 13.0
RIM: 20.0
INV: 11.7
(E) RIM: 20.00
INV (IN) 10.10
18" SD
(N) SSMH
INV (IN) 10.50
RIM: 18.00
INV (IN) 8.8
24" SD
12" SD
12" SD
18" SD
12" SD
12" SD
18" SD 18" SD
18" SD
12" SD
12" SD 12" SD
18" SD
12" SD
24" SD
18" SD
18" SD 18" SD
18" SD
12" SD 12" SD
12" SD
12" SD
12" SD
12" SD
12" SD
8" SS
12" W
12" W
12" W
12" W
RIM: 29.9
INV: 20.6
RIM: 33.2
INV: 24.1
RIM: 32.5
INV: 22.3
RIM: 32.9
INV: 26.7
RIM: 32.4
INV: 25.0
RIM: 31.4
INV: 23.2
8" SS
8" SS 8" SS
8" SS
12" W
12" W
8" SS
12" W
12" W 12" W
8" SS
8" SS
8" SS

4.6'

4.0'

5.0'

4.6'

4.0'

5.0'

11.0'

12.0' 6.0' 28.3' 13.7'

8.0' 8.0'

5.0'

9.8'

9.0'
12" SS
12" W
(E) 12" SD STUB
INV: 13.53

TRANSFORMER
PAD
(E) TRANSFORMER
(E) TRANSFORMER
(N) SDMH
INV: 17.5
(N) SDMH
RIM: 27.4
INV: 17.6
FW
8" SS
8" SS
12" W
(N) SDMH
RIM: 29.4
INV: 17.8
(N) SDMH
RIM: 32.4
INV: 18.3
RIM: 25.7
INV: 19.0

6.0'

5.0'

4.0' 6.0'

8.0' 8.0' 5.0'

4.0'
(E) 12" WATER
STUB
(E) GAS STUB
(E) SANITARY

SEWER STUB
(E) JOINT TRENCH
STUB
(E) JOINT

TRENCH STUB
(E) TRANSFORMER
12" W

CONNECT TO (E)

WATER MAIN

CONNECT TO (E)

WATER MAIN
(N) SDMH (OVER (E) SDDI )
(N) INV IN: 13.25
(E) INV OUT: 13.20

DOMESTIC

SERVICE WITH

MASTER METER

AND BFP (TYP)

FIRE SERVICE

WITH METER AND

BFP (TYP)
Sheet
Project Number: 2300291
Plan File:

Prepared Under the Direction of:

HERCULES LAND PARTNERS (LEDCOR GROUP)

HERCULES WATERFRONT DISTRICT - BLOCKS K,L,M,O & P
06/06/24 VESTING TENTATIVE MAP SUBMITTAL -
State County City
California
Contra Costa
Hercules
Rev Date Description Designed Drawn Checked
Scale:

Date: 03/31/2025 5870 Stoneridge Mall Rd., Suite 203
Pleasanton, CA 94588
tel: 415.883.9850
fax: 415.883.9835
11/18/24 VESTING TENTATIVE MAP RESUBMITTAL -
1" = 20'
C6.3

CONCEPTUAL UTILITY PLAN -

BLOCK O & MP
96 25
18 27
9 30
Asphalt
Asphalt

BLOCK Q & R
APN: 404-730-013-4

BLOCK I

CITY OF HERCULES

BLOCK G
404-730-007-6

BLOCK N
404-730-004-3

FRONT BOULEVARD

REFUGIO CREEK
U.P.R.R

SHORELINE LOOP
(PUBLIC R.O.W.)

ALLEY A (PRIVATE)

ALLEY B (PRIVATE)

ALLEY C (PRIVATE)

ALLEY D

ALLEY K

ALLEY J

ALLEY I

ALLEY H

ALLEY G

ALLEY F (PRIVATE)

BAYFRONT LOOP
(PUBLIC R.O.W.)

ALLEY L
(PRIVATE)

ALLEY M
(PRIVATE)

ALLEY E (PRIVATE)

BAYFRONT BLVD

JOHN MUIR PARKWAY

SAN PABLO BAY
BLDG K1
BLDG K2
BLDG K3
BLDG K4
BLDG K5
BLDG K6
BLDG L3
BLDG L2
BLDG L1
BLDG MP9
BLDG MP8
BLDG MP7
BLDG MP6
BLDG MP5
BLDG MP4
BLDG
MP3
BLDG
MP2
BLDG
MP1
BLDG O4
BLDG O5
BLDG O6
BLDG O1
BLDG O2
BLDG O3
BLDG
L4
128.7'
133.6'
120.9'
120.9'
120.8'
124.9'
= R
' 5. 7
3 R
2=
' 5. 2

FH, TYP

CONCRETE

CURB AND
GUTTER, TYP.

26.0'
E.V.A.

FIRE TRUCK

TURNING RADIUS,
TYP
Graphic Scale (in feet)
0 1 inch = 60 ft.
60 Sheet
Project Number: 2300291
Plan File:

Prepared Under the Direction of:

HERCULES LAND PARTNERS (LEDCOR GROUP)

HERCULES WATERFRONT DISTRICT - BLOCKS K,L,M,O & P
06/06/24 VESTING TENTATIVE MAP SUBMITTAL -
State County City
California
Contra Costa
Hercules
Rev Date Description Designed Drawn Checked
Scale:

Date: 03/31/2025 5870 Stoneridge Mall Rd., Suite 203
Pleasanton, CA 94588
tel: 415.883.9850
fax: 415.883.9835
11/18/24 VESTING TENTATIVE MAP RESUBMITTAL -
1" = 60'
C7.0

CONCEPTUAL FIRE ACCESS PLAN
LEGEND:

PROPERTY LINE
150-FOOT RADIUS AT HYDRANT

FIRE HYDRANT

FIRE DEPARTMENT CONNECTION

UTILITY VALVE

FIRE TRUCK TURNING RADIUS
97 PROMENADE STREET

SANDERLING DRIVE

TARAYA TERRACE

AVOCET DRIVE

BAYWOOD LANE
Asphalt
Asphalt

X X X X X X X X X X X
x
x
x
x
x
x
x
x

BLOCK I

BLOCK J

SANDERLING DRIVE
x
x
x x
65' LOADING ZONE
DN
25 18
27 9
30 Graphic Scale (in feet)
0 1 inch = 60 ft.
60 BLOCK Q & R
APN:
404-730-013-4

BLOCK O
404-730-012-6

BLOCK K
404-730-003-5

BLOCK I

CITY OF

HERCULES

BLOCK G
404-730-007-6

BLOCK MP
404-730-012-6

BLOCK N
404-730-004-3
U.P.R.R

SAN PABLO BAY
BLDG K1
BLDG K6
BLDG K2
BLDG K3
BLDG
K4
BLDG
K5
BLDG
L1
BLDG
BLDG
L2
L3
BLDG
L4
BLDG
O1
BLDG
O2
BLDG
O3
BLDG
O4
BLDG
O5 BLDG
O6
BLDG
MP1
BLDG
MP9
BLDG
MP8
BLDG
MP2
BLDG
MP7
BLDG
MP3
BLDG
MP4
BLDG
MP5
BLDG
MP6

BLOCK L
404-730-012-6

JOHN MUIR PARKWAY

BAYFRONT BLVD

REFUGIO CREEK

BAYFRONT LOOP
(PUBLIC R.O.W.)

ALLEY B (PRIVATE)

ALLEY A
(PRIVATE)

SHORELINE LOOP (PUBLIC
ROW)

ALLEY L (PRIVATE)

ALLEY F (PRIVATE)

ALLEY K (PRIVATE)

ALLEY C (PRIVATE)

ALLEY E (PRIVATE)

ALLEY M (PRIVATE)

ALLEY J (PRIVATE)

ALLEY I (PRIVATE)

ALLEY H (PRIVATE)

ALLEY G (PRIVATE)

ALLEY D
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Sheet
Project Number: 2300291
Plan File:

Prepared Under the Direction of:

HERCULES LAND PARTNERS (LEDCOR GROUP)

HERCULES WATERFRONT DISTRICT - BLOCKS K,L,M,O & P
06/06/24 VESTING TENTATIVE MAP SUBMITTAL -
State County City
California
Contra Costa
Hercules
Rev Date Description Designed Drawn Checked
Scale:

Date: 03/31/2025 5870 Stoneridge Mall Rd., Suite 203
Pleasanton, CA 94588
tel: 415.883.9850
fax: 415.883.9835
11/18/24 VESTING TENTATIVE MAP RESUBMITTAL -
1" = 60'
C8.0

CONCEPTUAL CIRCULATION PLAN
l l l l l l l l l l l l l l l l l l l l l l l
LEGEND:

PROPOSED SIDEWALK/WALKWAY

PROPOSED PAVEMENT

PROPOSED PERMEABLE PAVEMENT

PROPOSED CONCRETE

PROPOSED PEDESTRIAN CROSSING

PROPOSED ASPHALT DRIVEWAY

PROPOSED SAN FRANCISCO BAY TRAIL

PROPOSED BIORETENTION FACILITY

ACCESSIBLE PATH TO TRAVEL
98 Asphalt
Asphalt
X
X

X X X X X X X X X X X X
x
x
x
x
x
x
x
x
x
x
x x
65' LOADING ZONE
DN
25 18
27 9
30 SS
W
W
W
W
W
W
W
W
W
W
W
W
W
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
JT
JT
SS
SS
SS
SS
SS
SS
SS
JT
JT
JT
SS
SS
SS
SS
SS
W
SL
SL
SL
SL
SL
W
W
JT
SL
SL
SL
SL
SL
JT
JT
18" SD
12" W
8" SS
12" SD 12" SD
12" W
12" SD
12" SD
24" SD
12" SS
12" W
12" W
8" SS
8" SS
12" SD
12" SD
12" W
24" W
12" SS
SD
SD
SD
SD
SD
SD
SD
SD
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
G
G
G
G
G
G
G
SD
SD
SD
SD
SD
SD
SD
SD
SD
SS
SS
SS
SS
G
G
G
G
G
G
G
JT JT
JT
JT
G
G
G
SS
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW FW
FW
JT
CO
CO
SS
FW
FW
FW
FW
FW
FW
FW
FW
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
SL
IRR
IRR
IRR
D6 D6
SL
SL
BFP
IRR
IRR
Graphic Scale (in feet)
0 1 inch = 60 ft.
60 REFUGIO CREEK
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD

LINUS PAULING

STORMWATER

TREATMENT BASIN
(IMP 13)

ALLEY A (PRIVATE)

ALLEY K

ALLEY J

ALLEY I

ALLEY H

ALLEY G

BAYFRONT LOOP
(PUBLIC R.O.W.)

ALLEY L (PRIVATE)

ALLEY M (PRIVATE)

BAYFRONT BLVD

JOHN MUIR PARKWAY

SHORELINE LOOP
(PUBLIC R.O.W.)

ALLEY B (PRIVATE)

ALLEY C (PRIVAT E)

ALLEY D

ALLEY F (PRIVATE)

ALLEY E
(PRIVATE)

SAN PABLO BAY

REGIONAL

STORMWATER

TREATMENT

FACILITY
(IMP 11)

NORTH CHANNEL

DETENTION POND
IMP 8
DMA 7
DMA 9
DMA 3
DMA 2
DMA 11B
DMA 5
IMP 10 IMP 2
IMP 3
IMP 12
IMP 5
DMA 11A
BLDG K1
BLDG K2
BLDG K3
BLDG K4
BLDG K5
BLDG K6
BLDG L3
BLDG L2
BLDG L1
BLDG
MP9
BLDG
MP8
BLDG
MP7
BLDG
MP6
BLDG
MP5
BLDG
MP4
BLDG
MP3
BLDG
MP2
BLDG
MP1
BLDG
O4
BLDG
O5
BLDG
O6
BLDG
O1
BLDG
O2
BLDG
O3
BLDG
L4
30 31
32 33
34 35
36 37
37 36
35 34
33 32
30 29
28 27
26 25
24 23
22 31
TOW 32.1
BOW 29.1
TOW 37.8
BOW 30.5
TOW 42.4
BOW 31.9
TOW 42.4
BOW 37.6
TOW 42.4
BOW 31.8
TOW 42.4
BOW 25.2
TOW 25.6
BOW 22.6
BOW 24.2
BOW 36.4

REFUGIO CREEK
IMP 4
IMP 6
DMA 6
DMA 8
IMP 7
IMP 9
DMA 10 DMA 4
DMA 12
DMA 13
DMA 13

BLOCK Q & R
APN:
404-730-013-4

BLOCK L

BLOCK N
404-730-004-3
U.P.R.R

BLOCK K

BLOCK MP

BLOCK O
X" SD
Sheet
Project Number: 2300291
Plan File:

Prepared Under the Direction of:

HERCULES LAND PARTNERS (LEDCOR GROUP)

HERCULES WATERFRONT DISTRICT - BLOCKS K,L,M,O & P
06/06/24 VESTING TENTATIVE MAP SUBMITTAL -
State County City
California
Contra Costa
Hercules
Rev Date Description Designed Drawn Checked
Scale:

Date: 03/31/2025 5870 Stoneridge Mall Rd., Suite 203
Pleasanton, CA 94588
tel: 415.883.9850
fax: 415.883.9835
11/18/24 VESTING TENTATIVE MAP RESUBMITTAL -
1" = 60'
C9.0

CONCEPTUAL STORMWATER MANAGEMENT PLAN

STORMWATER MANAGEMENT TABLE
DMA PROPOSED MATERIAL DMA CLASSIFICATION IMP I.D. IMPERVIOUS

AREA (SF)

PERVIOUS

AREA (SF)

EFFECTIVE

IMPERVIOUS AREA
(SF)A

REQUIRED

TREATMENT

AREA (SF)B

TREATMENT
AREA

PROVIDED (SF)
2 LANDSCAPE, PERVIOUS
PAVERS, ASPHALT, CONCRETE BIORETENTION FACILITY 2 20,118 5,962 20,714 829 905 3 LANDSCAPE, ASPHALT,
CONCRETE BIORETENTION FACILITY 3 11,595 5,000 12,095 484 660 4 LANDSCAPE, ASPHALT,
CONCRETE BIORETENTION FACILITY 4 1,435 1,000 1,535 61 210 5 LANDSCAPE, ASPHALT,
CONCRETE BIORETENTION FACILITY 5 4,285 2,000 4,485 179 215 6 LANDSCAPE, ASPHALT,
CONCRETE BIORETENTION FACILITY 6 1,335 1,000 1,435 57 205 7 LANDSCAPE, ROOF, CONCRETE FLOW-THRU PLANTER 7 5,155 200 5,175 207 210 8 LANDSCAPE, ROOF, CONCRETE FLOW-THRU PLANTER 8 5,471 200 5,491 220 260 9 LANDSCAPE, ROOF, CONCRETE FLOW-THRU PLANTER 9 4,475 500 4,525 181 245 10 ROOF, LANDSCAPE, PERVIOUS
PAVERS, ASPHALT, CONCRETE FLOW-THRU PLANTER 10 5,875 5,370 6,412 256 315 11A ROOF, LANDSCAPE, PERVIOUS
PAVERS, ASPHALT, CONCRETE BIORETENTION FACILITY 24,718 5,962 25,314 - - 11B ROOF, LANDSCAPE, PERVIOUS
PAVERS, ASPHALT, CONCRETE BIORETENTION FACILITY 68,485 10,000 69,485 - - 11 DMA 11 TOTAL 94,799 3,652 3,689C
12 ROOF, LANDSCAPE, PERVIOUS
PAVERS, ASPHALT, CONCRETE BIORETENTION FACILITY 12 37,975 6,400 38,615 1,545 1,564 13 ROOF, LANDSCAPE, PERVIOUS
PAVERS, ASPHALT, CONCRETE BIORETENTION FACILITY 13 110,000 33,250 113,325 4,533 4,671D 14 LANDSCAPE, CONCRETE SELF-RETAINING 14 6,370 16,075 - - - LEGEND:

PUBLIC DRAINAGE MANAGEMENT
NOTES:

A) EFFECTIVE IMPERVIOUS AREA (SF) = IMPERVIOUS AREA + (PERVIOUS AREA) * (0.1) B) REQUIRED TREATMENT AREA (SF) = (EFFECTIVE IMPERVIOUS AREA) * (0.04) C) AVAILABLE TREATMENT AREA (REGIONAL STORMWATER TREATMENT BASIN) BASED ON CALCULATIONS COMPLETED IN HERCULES STORMWATER STUDY DATED DECEMBER 2021 IN CONJUCTION WITH THE DEVELOPMENT OF BLOCK QR.

D) AVAILABLE TREATMENT AREA (LINUS-PAULING TREATMENT BASIN) BASED ON CALCULATIONS COMPLETED IN HERCULES STORMWATER STUDY DATED DECEMBER 2021 IN CONJUCTION WITH THE DEVELOPMENT OF BLOCK QR.

PROPOSED STORM DRAIN

STORM DRAIN MANHOLE

STORM DRAIN CURB INLET

STORM DRAIN FIELD INLET

TENTATIVE SLOPE ARROW

AREA (DMA) BOUNDARY

PROPOSED PAVEMENT

PROPOSED PERVIOUS PAVERS

PROPOSED WALKWAY

PROPOSED BAY TRAIL

BIORETENTION FACILITY

INTEGRATED MANAGEMENT PRACTICE (IMP)
6" 6"

PERMEABLE/PERVIOUS
PAVERS

BASE COURSE
(ASTM NO. 57)

RESERVOIR COURSE
(ASTM NO. 3)

DEEPENDED

STANDARD CURB

AND GUTTER CONCRETE
BAND

PERMEABLE GEOTEXTILE
FABRIC (MIRAFI 140N OR

APPROVED EQUAL)

IMPERMEABLE

PAVEMENT

LEVELING
COURSE
NOTES:

1. IN ACCORDANCE WITH

CONTRA COSTA COUNTY

STORMWATER GUIDEBOOK,
9TH EDITION, PERMEABLE

PAVEMENT SHALL INCLUDE
SUBSURFACE CHECK DAMS.

BIORETENTION NOTES:

1. SCARIFY SUBGRADE BEFORE

INSTALLING BIORETENTION AREA

AGGREGATE AND BIORETENTION
SOIL MEDIA.

2. COMPACT EACH 6" LIFT OF

BIORETENTION SOIL MEDIA WITH

LANDSCAPE ROLLER OR BY LIGHTLY
WETTING. IF WETTING, LET DRY
OVERNIGHT BEFORE PLANTING.

3. NEVER WORK WITHIN BIORETENTION

AREA LIMITS DURING RAIN OR
UNDER WET CONDITIONS.

4. KEEP ALL HEAVY MACHINERY

OUTSIDE BIORETENTION AREA
LIMITS.

FLOW-THRU PLANTER DETAIL - IMP 7, 8, 9, & 10

NOT TO SCALE

ADJACENT

BUILDING WALL

PERMEABLE/PERVIOUS PAVERS DETAIL

NOT TO SCALE
18"
MIN
12"
MIN

BIORETENTION SOIL

CLASS II DRAIN ROCK
4" PERFORATED PIPE

OUTLET PIPE
TSM
OUTFLOW6"

CLEANOUT
10"

CONCRETE DROP INLET WITH
FRAME. ATRIUM OR BEEHIVE
GRATE PREFERRED; 1
4" OPENINGS
BIORETENTION PLANTER DETAIL - IMP 5

NOT TO SCALE
12"
MIN

WIDTH VARIES
12" MIN WALK
WAY
LEGEND:
2"
18"
MIN
12"
MIN

BIORETENTION SOIL

CLASS II DRAIN ROCK
4" PERFORATED PIPE

OUTLET PIPE
TSM
OUTFLOW6"

CLEANOUT
10"

CONCRETE DROP INLET WITH
FRAME. ATRIUM OR BEEHIVE
GRATE PREFERRED; 1
4" OPENINGS
BIORETENTION PLANTER DETAIL - IMP 1, 2, 3, 4, & 6

NOT TO SCALE
12"
MIN

WIDTH VARIES WALK
WAY 2" 18" MIN 12" MIN

BIORETENTION SOIL

CLASS II DRAIN ROCK
4" PERFORATED PIPE

OUTLET PIPE
TSM
OUTFLOW6"

CLEANOUT
10"

CONCRETE DROP INLET
WITH FRAME. ATRIUM OR

BEEHIVE GRATE
PREFERRED; 1
4" OPENINGS
BIORETENTION PLANTER DETAIL - IMP 12

NOT TO SCALE
12"
MIN

WIDTH VARIES
WALK
WAY
18"
MIN
12"
MIN

BIORETENTION SOIL

CLASS II DRAIN ROCK
4" PERFORATED PIPE

OUTLET PIPE
TSM
OUTFLOW6"

CLEANOUT
10"

CONCRETE DROP INLET WITH
FRAME. ATRIUM OR BEEHIVE
GRATE PREFERRED; 1
4" OPENINGS
12"
MIN

WIDTH VARIES WALK
WAY

RETAINING WALL
(HEIGHT VARIES)

PERFORATED

SUBDRAIN
6" MIN

PRIVATE DRAINAGE MANAGEMENT

AREA (DMA) BOUNDARY
99 x
x x x
65' LOADING ZONE
x DN
Graphic Scale (in feet)
0 1 inch = 40 ft.
40 BLOCK O
404-730-012-6

BLOCK K
404-730-003-5

BLOCK L
404-730-012-6

BLOCK MP
404-730-012-6

BLOCK N
404-730-004-3

BAYFRONT BLVD

REFUGIO CREEK
U.P.R.R

SAN PABLO BAY

BAYFRONT LOOP
(PUBLIC R.O.W.)

BLOCK Q & R
APN:
404-730-013-4

JOHN MUIR PARKWAY

SHORELINE BLVD
(PUBLIC R.O.W.)
0 0
0 0
1 2
2 3

BOUNDARY LINE
Sheet
Project Number: 2300291
Plan File:

Prepared Under the Direction of:

HERCULES LAND PARTNERS (LEDCOR GROUP)

HERCULES WATERFRONT DISTRICT - BLOCKS K,L,M,O & P
06/06/24 VESTING TENTATIVE MAP SUBMITTAL -
State County City
California
Contra Costa
Hercules
Rev Date Description Designed Drawn Checked
Scale:

Date: 03/31/2025 5870 Stoneridge Mall Rd., Suite 203
Pleasanton, CA 94588
tel: 415.883.9850
fax: 415.883.9835
11/18/24 VESTING TENTATIVE MAP RESUBMITTAL -
1" = 40'
C10.0

PHASING PLAN
PHASE 0 - PUBLIC STREETS
PHASE 1-3 CONSTRUCTIO PHASING
LEGEND:
0 1-3
100
| PDIEP |ARCH D (24.00 X 36.00 INCHES) | 4/1/2025 g P:\LDC\LDCT301 Hercules Comm Entlmnts\4 DrawingsGraphics\AutoCAD\Sheets\LDCT301 HERCULES ENTITLEMENT SET\GENERAL\L0.00 COVER.dw

HERCULES ENTITLEMENT SET - BLOCKS K, L, M, O, & P
LDCT301 - 04/01/2025
L0.00
COVER

NOT TO SCALE

BLOCK MP

OVERLOOK

BAY TRAIL

NEIGHBORHOOD
PARK

NEIGHBORHOOD
SQUARE
GARDEN

PATHWAYS

BLOCK O

BLOCK L

BLOCK K
PASEO

CREEKSIDE
TRAIL
101
STOP
L0.01
SCHEDULES & NOTES.dwg | PDIEP |ARCH D (24.00 X 36.00 INCHES) | 4/1/2025 P:\LDC\LDCT301 Hercules Comm Entlmnts\4 DrawingsGraphics\AutoCAD\Sheets\LDCT301 HERCULES ENTITLEMENT SET\GENERAL\L0.01 MATERIAL

MATERIAL SCHEDULES & NOTES

ABBREVIATIONS

GRADING NOTES

LAYOUT NOTES

GENERAL LEGEND

DESCRIPTION SYMBOL

PAVING SCHEDULE

MATERIAL DESCRIPTION SYMBOL KEY

AMENITIES SCHEDULE

MATERIAL DESCRIPTION SYMBOL KEY

LIGHTING SCHEDULE

MATERIAL DESCRIPTION SYMBOL KEY

KEY MAP
K
MP
MP
LO
102
STOP
STOP
STOP
STOP
STOP

STOP STOP STOP

STOP STOP
STOP
STOP
STOP
STOP
STOP
STOP
SHORELINE LOOP (PUBLIC R.O.W.)

ALLEY A (PRIVATE)

ALLEY B (PRIVATE)

ALLEY C (PRIVATE)

ALLEY D
(PRIVATE)

ALLEY K
(PRIVATE)
ALLEY
J
(PRIVATE)

ALLEY I
(PRIVATE)

ALLEY H
(PRIVATE)

ALLEY G
(PRIVATE)

ALLEY F (PRIVATE)

BAYFRONT LOOP
(PUBLIC R.O.W.)

ALLEY L (PRIVATE)

ALLEY M (PRIVATE)

ALLEY E
(PRIVATE)

BAYFRONT BLVD

JOHN MUIR PARKWAY SAN PABLO BAY

SAN PABLO BAY
BLDG K1 BLDG K2
BLDG K3
BLDG K4BLDG K5 BLDG K6
BLDG L3
BLDG L2
BLDG L1
BLDG MP9
BLDG MP5
BLDG MP6
BLDG MP7
BLDG MP8
BLDG MP4
BLDG MP3
BLDG MP2
BLDG MP1
BLDG O4
BLDG O5
BLDG O1
BLDG O6
BLDG O2
BLDG O3
BLDG L4

ALLEY F (PRIVATE)

BLOCK MP

BLOCK L

BLOCK K

BLOCK O

BLOCK MP
P.L.

P.L.

P.L. P.L.

P.L.

L0.02
AN CIRCULATION PLAN.dwg | PDIEP |ARCH D (24.00 X 36.00 INCHES) | 4/1/2025 P:\LDC\LDCT301 Hercules Comm Entlmnts\4 DrawingsGraphics\AutoCAD\Sheets\LDCT301 HERCULES ENTITLEMENT SET\GENERAL\L0.02 PEDESTRI PEDESTRIAN CIRCULATION PLAN 0 20' 40'

PEDESTRIAN CIRCULATION
1" = 40'
LEGEND

DESCRIPTION SYMBOL

GENERAL LEGEND

DESCRIPTION SYMBOL
103
STOP
STOP
STOP
STOP
STOP

STOP STOP STOP

STOP STOP
STOP
STOP
STOP
STOP
STOP
STOP
SHORELINE LOOP (PUBLIC R.O.W.)

ALLEY A (PRIVATE)

ALLEY B (PRIVATE)

ALLEY C (PRIVATE)

ALLEY D
(PRIVATE)

ALLEY K
(PRIVATE)
ALLEY
J
(PRIVATE)

ALLEY I
(PRIVATE)

ALLEY H
(PRIVATE)

ALLEY G
(PRIVATE)

ALLEY F (PRIVATE)

BAYFRONT LOOP
(PUBLIC R.O.W.)

ALLEY L (PRIVATE)

ALLEY M (PRIVATE)

ALLEY E
(PRIVATE)

BAYFRONT BLVD

JOHN MUIR PARKWAY SAN PABLO BAY

ALLEY F (PRIVATE)

BLOCK MP

BLOCK L

BLOCK K

BLOCK O

NEIGHBORHOOD
PARK

OVERLOOK

NEIGHBORHOOD

PARKLETS

NEIGHBORHOOD
SQUARE

BLOCK MP

BAY TRAIL PROMENADE

CREEK TRAIL

TOT LOT

PLAYGROUND
GARDEN

PATHWAYS
PASEO
P.L.

P.L.

P.L. P.L.

P.L.

L1.00
Y PLAN.dwg | PDIEP |ARCH D (24.00 X 36.00 INCHES) | 4/1/2025 P:\LDC\LDCT301 Hercules Comm Entlmnts\4 DrawingsGraphics\AutoCAD\Sheets\LDCT301 HERCULES ENTITLEMENT SET\LAYOUT\L1.00 LAYOUT KE LAYOUT KEY PLAN 0 20' 40'
1" = 40'

GENERAL LEGEND

DESCRIPTION SYMBOL
104
STOP
STOP
STOP
STOP
STOP
STOP
STOP
SHORELINE LOOP (PUBLIC R.O.W.)

ALLEY A (PRIVATE)

ALLEY B (PRIVATE)

ALLEY D
(PRIVATE)

BAYFRONT BLVD

SAN PABLO BAY
BLDG K1 BLDG K2
BLDG K3
BLDG K4BLDG K5 BLDG K6
P.L.

P.L.

STOP
L1.01
MATERIAL PLAN.dwg | PDIEP |ARCH D (24.00 X 36.00 INCHES) | 4/1/2025 P:\LDC\LDCT301 Hercules Comm Entlmnts\4 DrawingsGraphics\AutoCAD\Sheets\LDCT301 HERCULES ENTITLEMENT SET\LAYOUT\L1.01 LAYOUT & 0 10' 20'
1" = 20'

LAYOUT & MATERIAL PLAN BLOCK K

GENERAL LEGEND

DESCRIPTION SYMBOL

PAVING SCHEDULE

MATERIAL DESCRIPTION SYMBOL KEY

AMENITIES SCHEDULE

MATERIAL DESCRIPTION SYMBOL KEY

KEY MAP
K
MP
MP
LO
105
STOP
STOP
STOP
STOP

STOP STOP
STOP
STOP
STOP

ALLEY C (PRIVATE)

ALLEY D
(PRIVATE)

ALLEY I
(PRIVATE)

ALLEY H
(PRIVATE)

ALLEY G
(PRIVATE)

ALLEY F (PRIVATE)

ALLEY E
(PRIVATE)

SAN PABLO BAY
BLDG L3
BLDG L2
BLDG L1
BLDG MP5
BLDG MP6
BLDG MP4
BLDG MP3
BLDG L4
P.L. P.L. P.L.

P.L.

STOP
L1.02
MATERIAL PLAN.dwg | PDIEP |ARCH D (24.00 X 36.00 INCHES) | 4/1/2025 P:\LDC\LDCT301 Hercules Comm Entlmnts\4 DrawingsGraphics\AutoCAD\Sheets\LDCT301 HERCULES ENTITLEMENT SET\LAYOUT\L1.02 LAYOUT & LAYOUT & MATERIAL PLAN BLOCKS L & MP 0 10' 20'
1" = 20'

KEY MAP
K
MP
MP
LO

GENERAL LEGEND

DESCRIPTION SYMBOL

PAVING SCHEDULE

MATERIAL DESCRIPTION SYMBOL KEY

AMENITIES SCHEDULE

MATERIAL DESCRIPTION SYMBOL KEY
106
STOP

STOP STOP STOP

STOP STOP
STOP
STOP

ALLEY K
(PRIVATE)
ALLEY
J
(PRIVATE)

ALLEY I
(PRIVATE)

BAYFRONT LOOP
(PUBLIC R.O.W.)

ALLEY L (PRIVATE)

ALLEY M (PRIVATE)

JOHN MUIR PARKWAY
BLDG MP9
BLDG MP6
BLDG MP7
BLDG MP8
BLDG MP2
BLDG MP1
BLDG O4
BLDG O5
BLDG O1
BLDG O6
BLDG O2
BLDG O3

ALLEY F (PRIVATE)
P.L. P.L.

P.L. P.L.

P.L.

STOP
L1.03
MATERIAL PLAN BLOCKS MP & O.dwg | PDIEP |ARCH D (24.00 X 36.00 INCHES) | 4/1/2025 P:\LDC\LDCT301 Hercules Comm Entlmnts\4 DrawingsGraphics\AutoCAD\Sheets\LDCT301 HERCULES ENTITLEMENT SET\LAYOUT\L1.03 LAYOUT & LAYOUT & MATERIAL PLAN BLOCKS MP & O 0 10' 20'
1" = 20'

GENERAL LEGEND

DESCRIPTION SYMBOL

PAVING SCHEDULE

MATERIAL DESCRIPTION SYMBOL KEY

AMENITIES SCHEDULE

MATERIAL DESCRIPTION SYMBOL KEY

KEY MAP
K
MP
MP
LO
107
STOP
STOP

SHORELINE LOOP
(PUBLIC R.O.W.)

ALLEY A
(PRIVATE)
BLDG K3 BLDG K4
P.L.

STOP
L1.04
0 5' 10'
1" = 10'
LAYOUT ENLARGEMENT PLAN BLDGS K3 & K4

GENERAL LEGEND

DESCRIPTION SYMBOL

PAVING SCHEDULE

MATERIAL DESCRIPTION SYMBOL KEY

AMENITIES SCHEDULE

MATERIAL DESCRIPTION SYMBOL KEY

KEY MAP
LARGEMENT PLAN BLDGS K3 & K4.dwg | PDIEP |ARCH D (24.00 X 36.00 INCHES) | 4/1/2025 P:\LDC\LDCT301 Hercules Comm Entlmnts\4 DrawingsGraphics\AutoCAD\Sheets\LDCT301 HERCULES ENTITLEMENT SET\LAYOUT\L1.04 LAYOUT EN K
MP
MP
LO
108
STOP

ALLEY C (PRIVATE)
BLDG L3
P.L.

L1.05
0 5' 10'
1" = 10'
LAYOUT ENLARGEMENT PLAN BLDG L3

GENERAL LEGEND

DESCRIPTION SYMBOL

PAVING SCHEDULE

MATERIAL DESCRIPTION SYMBOL KEY

AMENITIES SCHEDULE

MATERIAL DESCRIPTION SYMBOL KEY

KEY MAP
NT PLAN BLDG L3.dwg | PDIEP |ARCH D (24.00 X 36.00 INCHES) | 4/1/2025 P:\LDC\LDCT301 Hercules Comm Entlmnts\4 DrawingsGraphics\AutoCAD\Sheets\LDCT301 HERCULES ENTITLEMENT SET\L1.05 LAYOUT ENLARGEME STOP
K
MP
MP
LO
109
STOP
STOP

ALLEY F (PRIVATE)

ALLEY E
(PRIVATE)
BLDG MP3
BLDG L4
STOP
L1.06
LAYOUT ENLARGEMENT PLAN BLDGS L4 & MP3 0 5' 10'
1" = 10'

GENERAL LEGEND

DESCRIPTION SYMBOL

PAVING SCHEDULE

MATERIAL DESCRIPTION SYMBOL KEY

AMENITIES SCHEDULE

MATERIAL DESCRIPTION SYMBOL KEY

KEY MAP
K
MP
MP
LO
LARGEMENT PLAN BLDGS L4 & MP3.dwg | PDIEP |ARCH D (24.00 X 36.00 INCHES) | 4/1/2025 110 P:\LDC\LDCT301 Hercules Comm Entlmnts\4 DrawingsGraphics\AutoCAD\Sheets\LDCT301 HERCULES ENTITLEMENT SET\LAYOUT\L1.06 LAYOUT EN STOP
STOP
STOP
STOP
STOP

STOP STOP STOP

STOP STOP
STOP
STOP
STOP
STOP
STOP
STOP
SHORELINE LOOP (PUBLIC R.O.W.)

ALLEY A (PRIVATE)

ALLEY B (PRIVATE)

ALLEY C (PRIVATE)

ALLEY D
(PRIVATE)

ALLEY K
(PRIVATE)
ALLEY
J
(PRIVATE)

ALLEY I
(PRIVATE)

ALLEY H
(PRIVATE)

ALLEY G
(PRIVATE)

ALLEY F (PRIVATE)

BAYFRONT LOOP
(PUBLIC R.O.W.)

ALLEY L (PRIVATE)

ALLEY M (PRIVATE)

ALLEY E
(PRIVATE)

BAYFRONT BLVD

JOHN MUIR PARKWAY SAN PABLO BAY

ALLEY F (PRIVATE)

BLOCK MP

BLOCK L

BLOCK K

BLOCK O

BLOCK MP
P.L.

P.L.

P.L. P.L.

P.L.

L2.01
g | PDIEP |ARCH D (24.00 X 36.00 INCHES) | 4/1/2025 P:\LDC\LDCT301 Hercules Comm Entlmnts\4 DrawingsGraphics\AutoCAD\Sheets\LDCT301 HERCULES ENTITLEMENT SET\L2.01 LIGHTING PLAN.dw

LIGHTING PLAN
0 20' 40'
1" = 40'

GENERAL LEGEND

DESCRIPTION SYMBOL

LIGHTING SCHEDULE

MATERIAL DESCRIPTION SYMBOL KEY
NOTE: LIGHTING IS SHOWN FOR REFERENCE AND EXAMPLE
ONLY. FINAL LIGHTING LAYOUT WILL NEED TO BE

INSTALLED BASED ON PHOTOMETRIC REQUIREMENTS,

AND SHALL MEET LOCAL CODE AND REGULATIONS
111
STOP
STOP
STOP
STOP
STOP
STOP
STOP
SHORELINE LOOP (PUBLIC R.O.W.)

ALLEY A (PRIVATE)

ALLEY B (PRIVATE)

ALLEY D
(PRIVATE)

BAYFRONT BLVD

SAN PABLO BAY
BLDG K1 BLDG K2
BLDG K3
BLDG K4BLDG K5 BLDG K6
P.L.

P.L.

STOP
L3.01
G PLAN.dwg | PDIEP |ARCH D (24.00 X 36.00 INCHES) | 4/1/2025 P:\LDC\LDCT301 Hercules Comm Entlmnts\4 DrawingsGraphics\AutoCAD\Sheets\LDCT301 HERCULES ENTITLEMENT SET\PLANTING\L3.01 PLANTIN PLANTING PLAN BLOCK K 0 10' 20'
1" = 20'

KEY MAP

GENERAL LEGEND

DESCRIPTION SYMBOL

TREE PLANTING SCHEDULE

SYMBOL ABBREVIATION BOTANICAL
NAME
COMMON
NAME

UNDERSTORY PLANTING SCHEDULE

SYMBOL KEY PLANTING TYPES WUCOLS
% OF
TOTAL

PLANTING

PLANTING
SQFT
K
MP
MP
LO
112
STOP
STOP
STOP
STOP

STOP STOP
STOP
STOP
STOP

ALLEY C (PRIVATE)

ALLEY D
(PRIVATE)

ALLEY I
(PRIVATE)

ALLEY H
(PRIVATE)

ALLEY G
(PRIVATE)

ALLEY F (PRIVATE)

ALLEY E
(PRIVATE)

SAN PABLO BAY
BLDG L3
BLDG L2
BLDG L1
BLDG MP5
BLDG MP6
BLDG MP4
BLDG MP3
BLDG L4
P.L. P.L. P.L.

P.L.

STOP
L3.02
G PLAN.dwg | PDIEP |ARCH D (24.00 X 36.00 INCHES) | 4/1/2025 P:\LDC\LDCT301 Hercules Comm Entlmnts\4 DrawingsGraphics\AutoCAD\Sheets\LDCT301 HERCULES ENTITLEMENT SET\PLANTING\L3.02 PLANTIN PLANTING PLAN BLOCKS L & MP 0 10' 20'
1" = 20'

GENERAL LEGEND

DESCRIPTION SYMBOL

TREE PLANTING SCHEDULE

SYMBOL ABBREVIATION BOTANICAL
NAME
COMMON
NAME

KEY MAP

UNDERSTORY PLANTING SCHEDULE

SYMBOL KEY PLANTING TYPES WUCOLS
% OF
TOTAL

PLANTING

PLANTING
SQFT
K
MP
MP
LO
113

STOP STOP STOP

STOP STOP
STOP
STOP

ALLEY K
(PRIVATE)
ALLEY
J
(PRIVATE)

ALLEY I
(PRIVATE)

BAYFRONT LOOP
(PUBLIC R.O.W.)

ALLEY L (PRIVATE)

ALLEY M (PRIVATE)

JOHN MUIR PARKWAY
BLDG MP9
BLDG MP6
BLDG MP7
BLDG MP8
BLDG MP2
BLDG MP1
BLDG O4
BLDG O5
BLDG O1
BLDG O6
BLDG O2
BLDG O3

ALLEY F (PRIVATE)
P.L.

P.L. P.L.

P.L.

STOP
L3.03
G PLAN BLOCKS MP & O.dwg | PDIEP |ARCH D (24.00 X 36.00 INCHES) | 4/1/2025 P:\LDC\LDCT301 Hercules Comm Entlmnts\4 DrawingsGraphics\AutoCAD\Sheets\LDCT301 HERCULES ENTITLEMENT SET\PLANTING\L3.03 PLANTIN PLANTING PLAN BLOCKS MP & O 0 10' 20'
1" = 20'

GENERAL LEGEND

DESCRIPTION SYMBOL

TREE PLANTING SCHEDULE

SYMBOL ABBREVIATION BOTANICAL
NAME
COMMON
NAME

UNDERSTORY PLANTING SCHEDULE

SYMBOL KEY PLANTING TYPES WUCOLS
% OF
TOTAL

PLANTING

PLANTING
SQFT

KEY MAP
K
MP
MP
LO
114
STOP
STOP
STOP
STOP
STOP
STOP
STOP
SHORELINE LOOP (PUBLIC R.O.W.)

ALLEY A (PRIVATE)

ALLEY B (PRIVATE)

ALLEY D
(PRIVATE)

BAYFRONT BLVD

SAN PABLO BAY
BLDG K1 BLDG K2
BLDG K3
BLDG K4BLDG K5 BLDG K6
P.L.

P.L.

STOP
L4.01
BLOCK K.dwg | PDIEP |ARCH D (24.00 X 36.00 INCHES) | 4/1/2025 P:\LDC\LDCT301 Hercules Comm Entlmnts\4 DrawingsGraphics\AutoCAD\Sheets\LDCT301 HERCULES ENTITLEMENT SET\L4.01 IRRIGATION PLAN IRRIGATION PLAN BLOCK K 0 10' 20'
1" = 20'

GENERAL LEGEND

DESCRIPTION SYMBOL

IRRIGATION LEGEND

DESCRIPTION SYMBOL

KEY MAP
K
MP
MP
LO
115
STOP
STOP
STOP
STOP

STOP STOP
STOP
STOP
STOP

ALLEY C (PRIVATE)

ALLEY D
(PRIVATE)

ALLEY I
(PRIVATE)

ALLEY H
(PRIVATE)

ALLEY G
(PRIVATE)

ALLEY F (PRIVATE)

ALLEY E
(PRIVATE)

SAN PABLO BAY
BLDG L3
BLDG L2
BLDG L1
BLDG MP5
BLDG MP6
BLDG MP4
BLDG MP3
BLDG L4
P.L. P.L. P.L.

P.L.

STOP
L4.02
| PDIEP |ARCH D (24.00 X 36.00 INCHES) | 4/1/2025 BLOCKS L & MP.dwg P:\LDC\LDCT301 Hercules Comm Entlmnts\4 DrawingsGraphics\AutoCAD\Sheets\LDCT301 HERCULES ENTITLEMENT SET\L4.02 IRRIGATION PLAN IRRIGATION PLAN BLOCKS L & MP 0 10' 20'
1" = 20'

GENERAL LEGEND

DESCRIPTION SYMBOL

IRRIGATION LEGEND

DESCRIPTION SYMBOL

KEY MAP
K
MP
MP
LO
116
STOP

STOP STOP STOP

STOP STOP
STOP
STOP

ALLEY K
(PRIVATE)
ALLEY
J
(PRIVATE)

ALLEY I
(PRIVATE)

BAYFRONT LOOP
(PUBLIC R.O.W.)

ALLEY L (PRIVATE)

ALLEY M (PRIVATE)

JOHN MUIR PARKWAY
BLDG MP9
BLDG MP6
BLDG MP7
BLDG MP8
BLDG MP2
BLDG MP1
BLDG O4
BLDG O5
BLDG O1
BLDG O6
BLDG O2
BLDG O3

ALLEY F (PRIVATE)
P.L. P.L.

P.L. P.L.

P.L.

STOP
L4.03
BLOCKS MP & O.dwg | PDIEP |ARCH D (24.00 X 36.00 INCHES) | 4/1/2025 P:\LDC\LDCT301 Hercules Comm Entlmnts\4 DrawingsGraphics\AutoCAD\Sheets\LDCT301 HERCULES ENTITLEMENT SET\L4.03 IRRIGATION PLAN IRRIGATION PLAN BLOCKS MP & O 0 10' 20'
1" = 20'

GENERAL LEGEND

DESCRIPTION SYMBOL

IRRIGATION LEGEND

DESCRIPTION SYMBOL

KEY MAP
K
MP
MP
LO
117
L5.01
MAGES.dwg | PDIEP |ARCH D (24.00 X 36.00 INCHES) | 4/1/2025 P:\LDC\LDCT301 Hercules Comm Entlmnts\4 DrawingsGraphics\AutoCAD\Sheets\LDCT301 HERCULES ENTITLEMENT SET\L5.01 SITE CHARACTER I

SITE CHARACTER IMAGES

1. LOADING DOCK DECKS

3. CREEKSIDE TRAIL

5. BIORETENTION PLANTING

4. STREETSCAPE PLANTING
1 7. PASEO

2. OVERLOOK DECK 2

9. NEIGHBORHOOD SQUARE

8. NEIGHBORHOOD PARK
4 5
6 7
8 4
5 5

10. BAYFRONT PROMENADE
9 BLOCK MP

BLOCK L
BLOCK 0

BLOCK K
PASEO

NEIGHBORHOOD
SQUARE

NEIGHBORHOOD
PARK

OVERLOOK
DECK

NOT TO SCALE

6. GARDEN PATHWAYS
10 LOADING
DOCKS

BAYFRONT TRAIL / PROMENADE
GARDEN

PATHWAYS

BIORETENTION

PLANTING

BIORETENTION

PLANTING
1 LOADING
DOCKS
3 CREEKSIDE
TRAIL
118
STOP
STOP
STOP
STOP
STOP

STOP STOP STOP

STOP STOP
STOP
STOP
STOP
STOP
STOP
STOP
SHORELINE LOOP (PUBLIC R.O.W.)

ALLEY A (PRIVATE)

ALLEY B (PRIVATE)

ALLEY C (PRIVATE)

ALLEY D
(PRIVATE)

ALLEY K
(PRIVATE)
ALLEY
J
(PRIVATE)

ALLEY I
(PRIVATE)

ALLEY H
(PRIVATE)

ALLEY G
(PRIVATE)

ALLEY F (PRIVATE)

BAYFRONT LOOP
(PUBLIC R.O.W.)

ALLEY L (PRIVATE)

ALLEY M (PRIVATE)

ALLEY E
(PRIVATE)

BAYFRONT BLVD

JOHN MUIR PARKWAY SAN PABLO BAY

ALLEY F (PRIVATE)
P.L.

P.L.

P.L. P.L.

P.L.

P.L. P.L.

P.L.

NEIGHBORHOOD PARK

AND TOT-LOT

NEIGHBORHOOD
SQUARE
GARDEN

PATHWAYS

BAYFRONT

OVERLOOK

BAY TRAIL

PROMENADE
PASEO

NEIGHBORHOOD

PARKLETS
N.dwg | PDIEP |ARCH D (24.00 X 36.00 INCHES) | 4/1/2025 P:\LDC\LDCT301 Hercules Comm Entlmnts\4 DrawingsGraphics\AutoCAD\Sheets\LDCT301 HERCULES ENTITLEMENT SET\L6.01 CIVIC SPACES PLA L6.01
CIVIC SPACES PLAN 0 20' 40'
1" = 40'

CIVIC SPACES LEGEND

DESCRIPTION SYMBOL
STOP
DN

KEY MAP
K
MP
MP
LO
119
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 04-01-25 SP-1 HERCULES WATERFRONT DISTRICT - BLOCK K,L,M,O,P
HERCULES, CA DEVELOPMENT REVIEW 3RD SUBMITTAL

CONCEPTUAL SITE PLAN OVERVIEW

SANDERLING DRIVE

TARAYA TERRACE
Asphalt
x x x x x
x x x x x
x x x x x x x x x x x x x x x x x
x x x x
x
x
x
x
x x x x

SANDERLING DRIVE
65' LOADING ZONE
DN
M & P
K
L

BAYFRONT BLVD
BLDG K1
BLDG K2
BLDG K3
BLDG K4
BLDG K5
BLDG K6
BLDG L3
BLDG L2
BLDG L1
BLDG MP9
BLDG MP8
BLDG MP7
BLDG MP6
BLDG MP5
BLDG MP4
BLDG MP3
BLDG MP2
BLDG MP1
BLDG O4
BLDG O5
BLDG O6
BLDG O1
BLDG O2
BLDG O3
BLDG L4

BAYFRONT LOOP (PUBLIC
R.O.W.)

SHORELINE LOOP
(PUBLIC R.O.W.)
ALLEY "C"
ALLLEY "F"
ALLEY "L"
ALLEY "M"
ALLEY "E"

JOHN MUIR PARKWAY
ALLEY "A"
ALLEY "G"
ALLEY "H"
ALLEY "I"
ALLEY "J"
ALLEY "K"
ALLEY "B"
ALLEY "D"
0' Setback with
Frontage
Encroachment
0' Setback with
Frontage
Encroachment
(See section)
Retaining Wall
Retaining Wall

3.0'

39.0'

6.0'

20.0'

6.0'

20.0'

8.7'

7.0'

11.4'

20.0'

19.0'

5.0'

41.0'
8' Setback

7.0'

6.0'

7.0'

5.0'

6.0'

4.0'

5.0'

39.0'

6.0'

8.0'
8' Setback
8' Setback
8' Setback

26.0'
8' Setback

7.0'

20.0'

6.0'

20.0'

6.0'

3.5'

42.0'

20.0'

16.0'

18.0'

3.0'

2.0'

16.0'

4.0'

26.0'

7.9'

39.5'

67.5'

26.0'

40.5'

8.0'

20.0'

4.0'

44.1'

30.4'

34.4'

3.0'

3.5'

42.5'

66.0'

42.0'

54.0'

4.0'

42.5'

4.0'

41.5'

18.0'

20.0'

4.9'

5.1'

4.0'

40.0'

4.0'

20.0'

18.0'

3.0'

4.0'

12.7'

18.0'
O

22.0'

26.0'

26.0 6.2'

7.7'

2.7'

3.3'
120.9'
137.6'
138.4'
139.4'

7.7'
143.2'
0' Setback with
Frontage
Encroachment
0' Setback with
Frontage
Encroachment
137.9'

4.0'
Notes:

1. Site plan is for conceptual purposes only.

2. Site plan must be reviewed by planning, building, and fire departments for code compliance.

3. Base information per civil engineer.

4. Civil engineer to verify all setbacks and grading information

5. Building Footprints might change due to the final design elevation style.

6. Open space area is subject to change due to the balcony design of the elevation.

7. Building setbacks are measured from property lines to building foundation lines.

Project Summary
Block K
Zone: T5-MST
Total Site Area: + 1.2 Acres
Total Units: 36 Homes
▪ (11) Live-Work
▪ (9) Townhome
▪ (16) Back-to-Back
Density: 30 Du/Ac
Block L
Zone: T5-MST
Total Site Area: + 1.3 Acres
Total Units: 32 Homes
▪ (6) Live-Work
▪ (16) Townhome
▪ (10) Back-to-Back
Density: 24.6 Du/Ac
Block M&P
Zone: T5-VN
Total Site Area: + 2.9 Acres
Total Units: 64 Homes
▪ (30) Townhome
▪ (34) Back-to-Back
Net Density: 22.1 Du/Ac
Block O
Zone: T5-MST, T5-VN
Total Site Area: + 1.2 Acres
Total Units: 36 Homes
▪ (10) Live-Work
▪ (10) Townhome
▪ (16) Back-to-Back
Density: 30.0 Du/Ac
Grand Total (Block K, L, M, O, P)
Total Residential Area: + 6.6 Acres
Total Units: 168 Homes
▪ (27) Live-Work
▪ (65) Townhome
▪ (76) Back-to-Back
Avg. Density: 25.5 Du/Ac
Total Parking: 449 Sp. (2.5 sp./unit)
▪ Garage: 336 sp.
▪ Driveway: 52 sp. (2 sp. per driveway)
▪ Surface: 61 sp. (including 3 handicap)
| 2023145 | 11-20-24 C 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. 0 30 60 120 HWDMP CONCEPTUAL SITE PLAN K.L.M.O.P OVERVIEW Hercules, CA CITY SUBMITTAL
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 19
20 18

SANDERLING DRIVE

TARAYA TERRACE
Asphalt

SANDERLING DRIVE
65' LOADING ZONE
DN

13.3'

13.3'
M & P
K
L
O

BAYFRONT LOOP
(PUBLIC R.O.W.)

SHORELINE LOOP
(PUBLIC R.O.W.)
ALLEY "C"
ALLLEY "F"
ALLEY "L"
ALLEY "M"
ALLEY "E"

JOHN MUIR PARKWAY
ALLEY "A"
21 22
23 24
25 26
27 28
29 30
31 32
33 34
35 36
37 38
39 40
41 42
43 44
45 46
47 48
49 50
51 52
53 54
55 56
57 58
59 60
61 62
63 64
65 66
67 ALLEY "G"
ALLEY "H"
ALLEY "I"
ALLEY "J"
ALLEY "K"

3.0'

39.0'

6.0'

20.0'

6.0'

20.0'

8.7'

7.0'

11.4'

20.0'

19.0'
ALLEY "B"
ALLEY "D"

5.0'

41.0'

25.0'
8' Setback

7.0'

6.0'

7.0'

5.0'

6.0'

4.0'

5.0'

39.0'

6.0'

8.0'
8' Setback
8' Setback
8' Setback
0' Setback with
Frontage
Encroachment
(See section)
0' Setback with
Frontage
Encroachment
(See section)
0' Setback with
Frontage
Encroachment
(See section)

26.0'

26.0'
8' Setback

7.0'

20.0'

6.0'

20.0'

6.0'

3.5'

42.0'

20.0'

16.0'

18.0'

3.0'

2.0'

16.0'

4.0'
Retaining Wall
Retaining Wall

18.0'

7.9'

39.5'

67.5'

26.0'

40.5'

8.0'

20.0'

4.0'

44.1'

30.4'

34.4'

3.0'

3.5'

42.5'

66.0'

42.0'

54.0'

4.0'

42.5'

4.0'

41.5'

18.0'

20.0'

4.9'

5.1'

4.0'

40.0'

4.0'

20.0'

8.3'

20.0'

18.0'

3.0'

7.0'

4.0'

12.7'
Notes:

1. Site plan is for conceptual purposes only.

2. Site plan must be reviewed by planning, building, and fire departments for code compliance.

3. Base information per civil engineer.

4. Civil engineer to verify all setbacks and grading information

5. Building Footprints might change due to the final design elevation style.

6. Open space area is subject to change due to the balcony design of the elevation.

7. Building setbacks are measured from property lines to building foundation lines.

Project Summary
Block K
Zone: T5-MST
Total Site Area: + 1.3 Acres
Total Units: 39 Homes
▪ (12) Live-Work
▪ (9) Townhome
▪ (18) Back-to-Back
Density: 30.0 Du/Ac
Block L
Zone: T5-MST
Total Site Area: + 1.3 Acres
Total Units: 32 Homes
▪ (6) Live-Work
▪ (16) Townhome
▪ (10) Back-to-Back
Density: 24.6 Du/Ac
Block M&P
Zone: T5-VN
Total Site Area: + 2.9 Acres
Total Units: 64 Homes
▪ (30) Townhome
▪ (34) Back-to-Back
Net Density: 22.1 Du/Ac
Block O
Zone: T5-MST, T5-VN
Total Site Area: + 1.2 Acres
Total Units: 36 Homes
▪ (10) Live-Work
▪ (10) Townhome
▪ (16) Back-to-Back
Density: 30.0 Du/Ac
Grand Total (Block K, L, M, O, P)
Total Residential Area: + 6.7 Acres
Total Units: 171 Homes
▪ (28) Live-Work
▪ (65) Townhome
▪ (78) Back-to-Back
Avg. Density: 25.5 Du/Ac
Total Parking: 435 Sp. (2.5 sp./unit)
▪ Garage: 342 sp.
▪ Driveway: 26 sp.
▪ Surface:14 sp.
▪ On-Street: 53 sp. (including 5 handicap)
| 2023145 | 11-20-24 C 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. 0 30 60 120 HWDMP CONCEPTUAL SITE PLAN K.L.M.O.P OVERVIEW Hercules, CA CITY SUBMITTAL
Original Resubmittal Changes (%)
Units 171 168 -3 (-2%)
Parking 342 Garage
97 Surface
336 Garage
113 Surface
-6 Garage (2%)
16 Surface (16%)
Residential SF 304,859 312,204 7,345 (2%)
Non Residential SF 85,866 86,522 656 (1%)
Total Construction SF 426,959 410,288 -16,671 (-4%)
SB 330 Compliance Summary
120
DEVELOPMENT REVIEW 3RD SUBMITTAL
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO © 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 04-01-25 SP-2 HERCULES WATERFRONT DISTRICT - BLOCK K,L,M,O,P

HERCULES, CA
K

BAYFRONT BLVD
BLDG K1
BLDG K2
BLDG K3 BLDG K4
BLDG K5
BLDG K6
BLDG L3
BLDG L2

SHORELINE LOOP
(PUBLIC R.O.W.)
ALLEY "C"
ALLEY "A"
ALLEY "B"

41.0'

42.0'

4.0'

40.0'

4.0'

20.0'20.0'

4.0'

26.0'
0' Setback with
Frontage
Encroachment
0' Setback with
Frontage
Encroachment

4.0'
Notes:

1. Site plan is for conceptual purposes only.

2. Site plan must be reviewed by planning, building, and fire departments for code compliance.

3. Base information per civil engineer.

4. Civil engineer to verify all setbacks and grading information

5. Building Footprints might change due to the final design elevation style.

6. Open space area is subject to change due to the balcony design of the elevation.

7. Building setbacks are measured from property lines to building foundation lines.

Project Summary
Block K
Total Site Area: + 1.2 Acres
Total Units: 36 Homes
▪ (11) 3-Story Live-Work
▪ (9) 3-Story Rowtown
▪ (16) 3-Story Back-to-Back
Density: 30 Homes per Acre
Total Parking: 81 Spaces
▪ (72) Garage
▪ (9) On-Street
Zoning Summary
Zone: T5-MST
Building Setbacks: Front Yard: 0'
Side Yard: 0' Min.; 5' Max.

Rear Yard: 0' Min.;10' Max
Max. Building Height: 2 Stories Min.
4 Stories Max.

Frontage Types: Gallery, arcade, loading dock, and
shopfront frontage types are allowed
along street.
| 2023145 | 11-14-24 C 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. 0 10 20 40 HWDMP CONCEPTUAL SITE PLAN - BLOCK K
Hercules, CA CITY SUBMITTAL CONCEPTUAL SITE PLAN - BLOCK K Notes:

1. Site plan is for conceptual purposes only.

2. Site plan must be reviewed by planning, building, an departments for code compliance.

3. Base information per civil engineer.

4. Civil engineer to verify all setbacks and grading infor

5. Building Footprints might change due to the final des elevation style.

6. Open space area is subject to change due to the ba
design of the elevation.

7. Building setbacks are measured from property lines
building foundation lines.

Project Summary
Block O
Total Site Area: + 1.2 Acres
Total Units: 36 Homes
▪ (10) 3-Story Live-Work
▪ (10) 3-Story Rowtown
▪ (16) 3-Story Back-to-Back
Density: 30.0 Homes per Acre
Total Parking: 80 Spaces
▪ (72) Garage
▪ (8) On-Street
Zoning Summary
Zone 1: T5-VN
Building Setbacks: Front Yard: 8' Min.; 12' Max.

Side Yard: 0' Min.

Rear Yard: 5' Min.

Max. Building Height: 2 Stories Min.
4 Stories Max.

Frontage Types: Loading Dock, Forecourt, and Stoop
Frontage Types are allowed along Stree
Zone 2: T5-MST (Along John MuirPkwy)
Building Setbacks: Front Yard: 0'
Side Yard: 0' Min.; 5' Max.

Rear Yard: 0' Min.;10' Max
Max. Building Height: 2 Stories Min.
4 Stories Max.

Frontage Types: Gallery, arcade, loading dock, and
shopfront frontage types are allowed
along street.
| 2023145 | 06-14-24 C 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. 0 10 20 40 HWDMP CONCEPTUAL SITE PLAN - BLOCK O
Hercules, CA CITY SUBMITTAL
T5-MST Zone
121
DEVELOPMENT REVIEW 3RD SUBMITTAL
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO © 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 04-01-25 SP-3 HERCULES WATERFRONT DISTRICT - BLOCK K,L,M,O,P

HERCULES, CA
M & P
L
BLDG L3
BLDG L2
BLDG L1
BLDG MP3
BLDG L4
ALLEY "C"
ALLEY "E"
ALLEY "D"
0' Setback with
Frontage
Encroachment

3.0'

39.0'

7.0'

11.4'

20.0'

19.0'

5.0'
8' Setback
8' Setback

26.0'

16.0'

26.0'

7.9'

39.5'

67.5'

40.5'

8.0'

20.0'

3.0'3.5'

42.0'

42.5'

4.0'

41.5'

3.0'

18.0'

22.0'

26.0'
Setback with
roachment
137.9'
Notes:

1. Site plan is for conceptual purposes only.

2. Site plan must be reviewed by planning, building, and fire departments for code compliance.

3. Base information per civil engineer.

4. Civil engineer to verify all setbacks and grading information

5. Building Footprints might change due to the final design elevation style.

6. Open space area is subject to change due to the balcony design of the elevation.

7. Building setbacks are measured from property lines to building foundation lines.

Project Summary
Block L
Total Site Area: + 1.3 Acres
Total Units: 32 Homes
▪ (6) Live-Work
▪ (16) Townhome
▪ (10) Back-to-Back
Density: 24.6 Homes per Acre
Total Parking: 101 Spaces
▪ (64) Garage
▪ (30) Driveway (2 sp. per driveway)
▪ (7) Surface
Zoning Summary
Zone: T5-MST
Building Setbacks: Front Yard: 0'
Side Yard: 0' Min.; 5' Max.

Rear Yard: 0' Min.;10' Max
Max. Building Height: 2 Stories Min.
4 Stories Max.

1. Site plan is for conceptual purposes only.

2. Site plan must be reviewed by planning, building, an departments for code compliance.

3. Base information per civil engineer.

4. Civil engineer to verify all setbacks and grading infor

5. Building Footprints might change due to the final des elevation style.

6. Open space area is subject to change due to the ba
design of the elevation.

7. Building setbacks are measured from property lines
building foundation lines.

Side Yard: 0' Min.

Rear Yard: 5' Min.

Max. Building Height: 2 Stories Min.
4 Stories Max.

Frontage Types: Loading Dock, Forecourt, and Stoop
Frontage Types are allowed along Stree
Zone 2: T5-MST (Along John MuirPkwy)
Building Setbacks: Front Yard: 0'
Side Yard: 0' Min.; 5' Max.

Rear Yard: 0' Min.;10' Max
Max. Building Height: 2 Stories Min.
4 Stories Max.

Frontage Types: Gallery, arcade, loading dock, and
shopfront frontage types are allowed
along street.
| 2023145 | 06-14-24 C 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. 0 10 20 40 HWDMP CONCEPTUAL SITE PLAN - BLOCK O
Hercules, CA CITY SUBMITTAL
T5-MST Zone
122
DEVELOPMENT REVIEW 3RD SUBMITTAL
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO © 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 04-01-25 SP-4 HERCULES WATERFRONT DISTRICT - BLOCK K,L,M,O,P

HERCULES, CA
Notes:

1. Site plan is for conceptual purposes only.

2. Site plan must be reviewed by planning, building, and fire departments for code compliance.

3. Base information per civil engineer.

4. Civil engineer to verify all setbacks and grading information

5. Building Footprints might change due to the final design elevation style.

6. Open space area is subject to change due to the balcony design of the elevation.

7. Building setbacks are measured from property lines to building foundation lines.

Project Summary
Block M&P
Total Site Area: + 2.9 Acres
Total Units: 64 Homes
▪ (30) 3-Story Rowtown
▪ (34) 3-Story Back-to-Back
Net Density: 22.1 Homes per Acre
Total Parking: 187 Spaces
▪ (128) Garage
▪ (22) Driveway (2 sp. per driveway)
▪ (37) Surface
Zoning Summary
Zone: T5-VN
Building Setbacks: Front Yard: 8' Min.;
12' Max.

Side Yard: 0' Min.

Rear Yard: 5' Min.

Max. Building Height: 2 Stories Min.
4 Stories Max.

Frontage Types: Loading Dock, Forecourt,
and Stoop
Frontage Types are allowed
along Street
| 2023145 | 06-14-24 C 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. 0 10 20 40 HWDMP CONCEPTUAL SITE PLAN - BLOCK M&P
Hercules, CA CITY SUBMITTAL CONCEPTUAL SITE PLAN - BLOCK M & P Notes:

1. Site plan is for conceptual purposes only.

2. Site plan must be reviewed by planning, building, an departments for code compliance.

3. Base information per civil engineer.

4. Civil engineer to verify all setbacks and grading infor

5. Building Footprints might change due to the final des elevation style.

6. Open space area is subject to change due to the ba
design of the elevation.

7. Building setbacks are measured from property lines
building foundation lines.

Side Yard: 0' Min.

Rear Yard: 5' Min.

Max. Building Height: 2 Stories Min.
4 Stories Max.

Frontage Types: Loading Dock, Forecourt, and Stoop
Frontage Types are allowed along Stree
Zone 2: T5-MST (Along John MuirPkwy)
Building Setbacks: Front Yard: 0'
Side Yard: 0' Min.; 5' Max.

Rear Yard: 0' Min.;10' Max
Max. Building Height: 2 Stories Min.
4 Stories Max.

Frontage Types: Gallery, arcade, loading dock, and
shopfront frontage types are allowed
along street.
| 2023145 | 06-14-24 C 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. 0 10 20 40 HWDMP CONCEPTUAL SITE PLAN - BLOCK O
Hercules, CA CITY SUBMITTAL
T5-MST Zone
123
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 04-01-25 SP-5 HERCULES WATERFRONT DISTRICT - BLOCK K,L,M,O,P
HERCULES, CA DEVELOPMENT REVIEW 3RD SUBMITTAL
Notes:

1. Site plan is for conceptual purposes only.

2. Site plan must be reviewed by planning, building, and fire departments for code compliance.

3. Base information per civil engineer.

4. Civil engineer to verify all setbacks and grading information

5. Building Footprints might change due to the final design elevation style.

6. Open space area is subject to change due to the balcony design of the elevation.

7. Building setbacks are measured from property lines to building foundation lines.

Project Summary
Block O
Total Site Area: + 1.2 Acres
Total Units: 36 Homes
▪ (10) 3-Story Live-Work
▪ (10) 3-Story Rowtown
▪ (16) 3-Story Back-to-Back
Density: 30.0 Homes per Acre
Total Parking: 80 Spaces
▪ (72) Garage
▪ (8) Surface
Zoning Summary
Zone 1: T5-VN
Building Setbacks: Front Yard: 8' Min.; 12' Max.

Side Yard: 0' Min.

Rear Yard: 5' Min.

Max. Building Height: 2 Stories Min.
4 Stories Max.

Frontage Types: Loading Dock, Forecourt, and Stoop
Frontage Types are allowed along Stree
Zone 2: T5-MST (Along John MuirPkwy)
Building Setbacks: Front Yard: 0'
Side Yard: 0' Min.; 5' Max.

Rear Yard: 0' Min.;10' Max
Max. Building Height: 2 Stories Min.
4 Stories Max.

1. Site plan is for conceptual purposes only.

2. Site plan must be reviewed by planning, building, an departments for code compliance.

3. Base information per civil engineer.

4. Civil engineer to verify all setbacks and grading infor

5. Building Footprints might change due to the final des elevation style.

6. Open space area is subject to change due to the ba
design of the elevation.

7. Building setbacks are measured from property lines
building foundation lines.

Side Yard: 0' Min.

Rear Yard: 5' Min.

Max. Building Height: 2 Stories Min.
4 Stories Max.

Frontage Types: Loading Dock, Forecourt, and Stoop
Frontage Types are allowed along Stree
Zone 2: T5-MST (Along John MuirPkwy)
Building Setbacks: Front Yard: 0'
Side Yard: 0' Min.; 5' Max.

Rear Yard: 0' Min.;10' Max
Max. Building Height: 2 Stories Min.
4 Stories Max.

CONCEPTUAL SITE PLAN - BLOCK O
124
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 04-01-25 SP-6 HERCULES WATERFRONT DISTRICT - BLOCK K,L,M,O,P
HERCULES, CA DEVELOPMENT REVIEW 3RD SUBMITTAL

SANDERLING DRIVE

TARAYA TERRACE
Asphalt
x x x x x
x x x x x
x x x x x x x x x x x x x x x x x
x x x x
x
x
x
x
x x x x

SANDERLING DRIVE
65' LOADING ZONE
DN
M & P
K
L

BAYFRONT LOOP (PUBLIC
R.O.W.)

SHORELINE LOOP
(PUBLIC R.O.W.)
ALLEY "C"
ALLLEY "F"
ALLEY "L"
ALLEY "M"
ALLEY "E"

3.0'

39.0'

6.0'

20.0'

6.0'

20.0'

8.7'

7.0'

11.4'

20.0'

19.0'

5.0'

41.0'
8' Setback

7.0'

6.0'

7.0'

5.0'

6.0'

4.0'

5.0'

39.0'

6.0'

8.0'
8' Setback
8' Setback
8' Setback

26.0'
8' Setback

7.0'

20.0'

6.0'

20.0'

6.0'

3.5'

42.0'

20.0'

16.0'

18.0'

3.0'

2.0'

16.0'

4.0'

26.0'

7.9'

39.5'

67.5'

26.0'

40.5'

8.0'

20.0'

4.0'

44.1'

30.4'

34.4'

3.0'

3.5'

42.5'

66.0'

42.0'

54.0'

4.0'

42.5'

4.0'

41.5'

18.0'

20.0'

4.9'

5.1'

4.0'

40.0'

4.0'

20.0'

18.0'

3.0'

4.0'

12.7'

18.0'
O

22.0'

26.0'

26.0 6.2'

7.7'

2.7'

3.3'
120.9'
137.6'
138.4'
139.4'

7.7'
143.2'
0' Setback with
Frontage
Encroachment
0' Setback with
Frontage
Encroachment
137.9'

4.0'
Notes:

1. Site plan is for conceptual purposes only.

2. Site plan must be reviewed by planning, building, and fire departments for code compliance.

3. Base information per civil engineer.

4. Civil engineer to verify all setbacks and grading information

5. Building Footprints might change due to the final design elevation style.

6. Open space area is subject to change due to the balcony design of the elevation.

7. Building setbacks are measured from property lines to building foundation lines.
| 2023145 | 03-27-25 C 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. 0 30 60 120 HWDMP K.L.M.O.P TRASH STAGING PLAN
Hercules, CA DRAFT

TRASH STAGING PLAN
Trash Bin Legend
Trash Bin
(96 gal)
Recycle Bin
(96 gal)
Organic Bin
(32 gal)

TRASH STAGING PLAN
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 19
20 18

SANDERLING DRIVE

TARAYA TERRACE
Asphalt

SANDERLING DRIVE
65' LOADING ZONE
DN

13.3'

13.3'
M & P
K
L
O

BAYFRONT LOOP
(PUBLIC R.O.W.)

SHORELINE LOOP
(PUBLIC R.O.W.)
ALLEY "C"
ALLLEY "F"
ALLEY "L"
ALLEY "M"
ALLEY "E"

3.0'

39.0'

6.0'

20.0'

6.0'

20.0'

8.7'

7.0'

11.4'

20.0'

19.0'
ALLEY "B"
ALLEY "D"

5.0'

41.0'

25.0'
8' Setback

7.0'

6.0'

7.0'

5.0'

6.0'

4.0'

5.0'

39.0'

6.0'

8.0'
8' Setback
8' Setback
8' Setback
0' Setback with
Frontage
Encroachment
(See section)
0' Setback with
Frontage
Encroachment
(See section)
0' Setback with
Frontage
Encroachment
(See section)

26.0'

26.0'
8' Setback

7.0'

20.0'

6.0'

20.0'

6.0'

3.5'

42.0'

20.0'

16.0'

18.0'

3.0'

2.0'

16.0'

4.0'
Retaining Wall
Retaining Wall

18.0'

7.9'

39.5'

67.5'

26.0'

40.5'

8.0'

20.0'

4.0'

44.1'

30.4'

34.4'

3.0'

3.5'

42.5'

66.0'

42.0'

54.0'

4.0'

42.5'

4.0'

41.5'

18.0'

20.0'

4.9'

5.1'

4.0'

40.0'

4.0'

20.0'

8.3'

20.0'

18.0'

3.0'

7.0'

4.0'

12.7'
Notes:

1. Site plan is for conceptual purposes only.

2. Site plan must be reviewed by planning, building, and fire departments for code compliance.

3. Base information per civil engineer.

4. Civil engineer to verify all setbacks and grading information

5. Building Footprints might change due to the final design elevation style.

6. Open space area is subject to change due to the balcony design of the elevation.

7. Building setbacks are measured from property lines to building foundation lines.

Project Summary
Block K
Zone: T5-MST
Total Site Area: + 1.3 Acres
Total Units: 39 Homes
▪ (12) Live-Work
▪ (9) Townhome
▪ (18) Back-to-Back
Density: 30.0 Du/Ac
Block L
Zone: T5-MST
Total Site Area: + 1.3 Acres
Total Units: 32 Homes
▪ (6) Live-Work
▪ (16) Townhome
▪ (10) Back-to-Back
Density: 24.6 Du/Ac
Block M&P
Zone: T5-VN
Total Site Area: + 2.9 Acres
Total Units: 64 Homes
▪ (30) Townhome
▪ (34) Back-to-Back
Net Density: 22.1 Du/Ac
Block O
Zone: T5-MST, T5-VN
Total Site Area: + 1.2 Acres
Total Units: 36 Homes
▪ (10) Live-Work
▪ (10) Townhome
▪ (16) Back-to-Back
Density: 30.0 Du/Ac
Grand Total (Block K, L, M, O, P)
Total Residential Area: + 6.7 Acres
Total Units: 171 Homes
▪ (28) Live-Work
▪ (65) Townhome
▪ (78) Back-to-Back
Avg. Density: 25.5 Du/Ac
Total Parking: 435 Sp. (2.5 sp./unit)
▪ Garage: 342 sp.
▪ Driveway: 26 sp.
▪ Surface:14 sp.
▪ On-Street: 53 sp. (including 5 handicap)
| 2023145 | 11-20-24 C 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. 0 30 60 120 HWDMP CONCEPTUAL SITE PLAN K.L.M.O.P OVERVIEW Hercules, CA CITY SUBMITTAL
125
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 04-01-25 SP-7 HERCULES WATERFRONT DISTRICT - BLOCK K,L,M,O,P
HERCULES, CA DEVELOPMENT REVIEW 3RD SUBMITTAL

SANDERLING DRIVE

TARAYA TERRACE
Asphalt
x x x x x
x x x x x
x x x x x x x x x x x x x x x x x
x x x x
x
x
x
x
x x x x

SANDERLING DRIVE
65' LOADING ZONE
DN
M & P
K
L

BAYFRONT LOOP (PUBLIC
R.O.W.)

SHORELINE LOOP
(PUBLIC R.O.W.)
ALLEY "C"
ALLLEY "F"
ALLEY "L"
ALLEY "M"
ALLEY "E"

3.0'

39.0'

6.0'

20.0'

6.0'

20.0'

8.7'

7.0'

11.4'

20.0'

19.0'

5.0'

41.0'
8' Setback

7.0'

6.0'

7.0'

5.0'

6.0'

4.0'

5.0'

39.0'

6.0'

8.0'
8' Setback
8' Setback
8' Setback

26.0'
8' Setback

7.0'

20.0'

6.0'

20.0'

6.0'

3.5'

42.0'

20.0'

16.0'

18.0'

3.0'

2.0'

16.0'

4.0'

26.0'

7.9'

39.5'

67.5'

26.0'

40.5'

8.0'

20.0'

4.0'

44.1'

30.4'

34.4'

3.0'

3.5'

42.5'

66.0'

42.0'

54.0'

4.0'

42.5'

4.0'

41.5'

18.0'

20.0'

4.9'

5.1'

4.0'

40.0'

4.0'

20.0'

18.0'

3.0'

4.0'

12.7'

18.0'
O

22.0'

26.0'

26.0 6.2'

7.7'

2.7'

3.3'
120.9'
137.6'
138.4'
139.4'

7.7'
143.2'
0' Setback with
Frontage
Encroachment
0' Setback with
Frontage
Encroachment
137.9'

4.0'
Notes:

1. Site plan is for conceptual purposes only.

2. Site plan must be reviewed by planning, building, and fire departments for code compliance.

3. Base information per civil engineer.

4. Civil engineer to verify all setbacks and grading information

5. Building Footprints might change due to the final design elevation style.

6. Open space area is subject to change due to the balcony design of the elevation.

SANDERLING DRIVE

TARAYA TERRACE
Asphalt

SANDERLING DRIVE
65' LOADING ZONE
DN

13.3'

13.3'
M & P
K
L
O

BAYFRONT LOOP
(PUBLIC R.O.W.)

SHORELINE LOOP
(PUBLIC R.O.W.)
ALLEY "C"
ALLLEY "F"
ALLEY "L"
ALLEY "M"
ALLEY "E"

3.0'

39.0'

6.0'

20.0'

6.0'

20.0'

8.7'

7.0'

11.4'

20.0'

19.0'
ALLEY "B"
ALLEY "D"

5.0'

41.0'

25.0'
8' Setback

7.0'

6.0'

7.0'

5.0'

6.0'

4.0'

5.0'

39.0'

6.0'

8.0'
8' Setback
8' Setback
8' Setback
0' Setback with
Frontage
Encroachment
(See section)
0' Setback with
Frontage
Encroachment
(See section)
0' Setback with
Frontage
Encroachment
(See section)

26.0'

26.0'
8' Setback

7.0'

20.0'

6.0'

20.0'

6.0'

3.5'

42.0'

20.0'

16.0'

18.0'

3.0'

2.0'

16.0'

4.0'
Retaining Wall
Retaining Wall

18.0'

7.9'

39.5'

67.5'

26.0'

40.5'

8.0'

20.0'

4.0'

44.1'

30.4'

34.4'

3.0'

3.5'

42.5'

66.0'

42.0'

54.0'

4.0'

42.5'

4.0'

41.5'

18.0'

20.0'

4.9'

5.1'

4.0'

40.0'

4.0'

20.0'

8.3'

20.0'

18.0'

3.0'

7.0'

4.0'

12.7'
Notes:

1. Site plan is for conceptual purposes only.

2. Site plan must be reviewed by planning, building, and fire departments for code compliance.

3. Base information per civil engineer.

4. Civil engineer to verify all setbacks and grading information

5. Building Footprints might change due to the final design elevation style.

6. Open space area is subject to change due to the balcony design of the elevation.

7. Building setbacks are measured from property lines to building foundation lines.

SANDERLING DRIVE

TARAYA TERRACE
Asphalt
x x x x x
x x x x x
x x x x x x x x x x x x x x x x x
x x x x
x
x
x
x
x x x x

SANDERLING DRIVE
65' LOADING ZONE
DN
M & P
K
L

BAYFRONT BLVD
BLDG K1
BLDG K2
BLDG K3
BLDG K4
BLDG K5
BLDG K6
BLDG L3
BLDG L2
BLDG L1
BLDG MP9
BLDG MP5
BLDG MP6
BLDG MP7
BLDG MP8
BLDG MP4
BLDG MP3
BLDG MP2 BLDG MP1
BLDG O4
BLDG O5
BLDG O6 BLDG O1
BLDG O2
BLDG O3
BLDG L4

BAYFRONT LOOP (PUBLIC
R.O.W.)

SHORELINE LOOP
(PUBLIC R.O.W.)
ALLEY "C"
ALLLEY "F"
ALLEY "L"
ALLEY "M"
ALLEY "E"

3.0'

39.0'

6.0' 39.0'

20.0'

6.0'

20.0'

8.7'

7.0'

11.4'

20.0'

19.0'

5.0'

41.0'
8' Setback

7.0' 6.0'

7.0'

5.0'

6.0' 4.0' 5.0'

39.0'

6.0' 6.0'

8.0'
8' Setback
8' Setback
8' Setback

26.0'
8' Setback

7.0'

20.0'

6.0'

20.0'

6.0'

3.5'

42.0'

20.0'

16.0'

18.0'

3.0'

2.0'

16.0'

4.0'

26.0'

7.9'

39.5'

67.5'

26.0'

40.5'

8.0'

20.0'

4.0'

44.1'

30.4'

34.4'

3.0'

3.5'

42.5'

66.0'

42.0' 54.0'

4.0'

42.5'

4.0'

41.5'

18.0'

20.0'

4.9'

5.1'

4.0'

40.0'

4.0'

20.0'

20.0' 18.0'

3.0'

4.0'

12.7'

18.0'
O 22.0'

26.0'

26.0 6.2'

7.7'

2.7'

3.3'
120.9'
137.6'
138.4'
139.4'

7.7'
143.2'
0' Setback with
Frontage
Encroachment
0' Setback with
Frontage
Encroachment
137.9'

4.0'
C 2021 WILLIAM HEZ
HWDMP K.L.M.O.P TRASH STAGING PLAN
Hercules, CA
Garage Parking 336 (2 spaces. per Unit)
Driveway Parking 52 (2 space per driveway)
Public Parking 61 (including 3 handicap)
TOTAL 449 Spaces
Parking Summary
5 7
4 3
4 4
3 13
4 2
4 4
4 126
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 04-01-25 SP-8 HERCULES WATERFRONT DISTRICT - BLOCK K,L,M,O,P
HERCULES, CA DEVELOPMENT REVIEW 3RD SUBMITTAL

SANDERLING DRIVE

TARAYA TERRACE
Asphalt
x x x x x
x x x x x
x x x x x x x x x x x x x x x x x
x x x x
x
x
x
x
x x x x

SANDERLING DRIVE
65' LOADING ZONE
DN
M & P
K
L

BAYFRONT LOOP (PUBLIC
R.O.W.)

SHORELINE LOOP
(PUBLIC R.O.W.)
ALLEY "C"
ALLLEY "F"
ALLEY "L"
ALLEY "M"
ALLEY "E"

3.0'

39.0'

6.0'

20.0'

6.0'

20.0'

8.7'

7.0'

11.4'

20.0'

19.0'

5.0'

41.0'
8' Setback

7.0'

6.0'

7.0'

5.0'

6.0'

4.0'

5.0'

39.0'

6.0'

8.0'
8' Setback
8' Setback
8' Setback

26.0'
8' Setback

7.0'

20.0'

6.0'

20.0'

6.0'

3.5'

42.0'

20.0'

16.0'

18.0'

3.0'

2.0'

16.0'

4.0'

26.0'

7.9'

39.5'

67.5'

26.0'

40.5'

8.0'

20.0'

4.0'

44.1'

30.4'

34.4'

3.0'

3.5'

42.5'

66.0'

42.0'

54.0'

4.0'

42.5'

4.0'

41.5'

18.0'

20.0'

4.9'

5.1'

4.0'

40.0'

4.0'

20.0'

18.0'

3.0'

4.0'

12.7'

18.0'
O

22.0'

26.0'

26.0 6.2'

7.7'

2.7'

3.3'
120.9'
137.6'
138.4'
139.4'

7.7'
143.2'
0' Setback with
Frontage
Encroachment
0' Setback with
Frontage
Encroachment
137.9'

4.0'

PHASING
Total Residential Area: + 6.6 Acres
Phase Map:
▪ Phase I
▪ Phase II
▪ Phase III
▪ Phase IV
Notes:

1. Site plan is for conceptual purposes only.

2. Site plan must be reviewed by planning, building, and fire departments for code compliance.

3. Base information per civil engineer.

4. Civil engineer to verify all setbacks and grading information

5. Building Footprints might change due to the final design elevation style.

6. Open space area is subject to change due to the balcony design of the elevation.

7. Building setbacks are measured from property lines to building foundation lines.
| 2023145 | 11-20-24 C 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. 0 30 60 120 HWDMP K.L.M.O.P PHASING PLAN
Hercules, CA CITY SUBMITTAL
Phase II
Phase I
Phase III
Phase IV
Model

CONCEPTUAL PHASING PLAN
It’s subject to change based on future development.
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 19
20 18

SANDERLING DRIVE

TARAYA TERRACE
Asphalt

SANDERLING DRIVE
65' LOADING ZONE
DN

13.3'

13.3'
M & P
K
L
O

BAYFRONT LOOP
(PUBLIC R.O.W.)

SHORELINE LOOP
(PUBLIC R.O.W.)
ALLEY "C"
ALLLEY "F"
ALLEY "L"
ALLEY "M"
ALLEY "E"

3.0'

39.0'

6.0'

20.0'

6.0'

20.0'

8.7'

7.0'

11.4'

20.0'

19.0'
ALLEY "B"
ALLEY "D"

5.0'

41.0'

25.0'
8' Setback

7.0'

6.0'

7.0'

5.0'

6.0'

4.0'

5.0'

39.0'

6.0'

8.0'
8' Setback
8' Setback
8' Setback
0' Setback with
Frontage
Encroachment
(See section)
0' Setback with
Frontage
Encroachment
(See section)
0' Setback with
Frontage
Encroachment
(See section)

26.0'

26.0'
8' Setback

7.0'

20.0'

6.0'

20.0'

6.0'

3.5'

42.0'

20.0'

16.0'

18.0'

3.0'

2.0'

16.0'

4.0'
Retaining Wall
Retaining Wall

18.0'

7.9'

39.5'

67.5'

26.0'

40.5'

8.0'

20.0'

4.0'

44.1'

30.4'

34.4'

3.0'

3.5'

42.5'

66.0'

42.0'

54.0'

4.0'

42.5'

4.0'

41.5'

18.0'

20.0'

4.9'

5.1'

4.0'

40.0'

4.0'

20.0'

8.3'

20.0'

18.0'

3.0'

7.0'

4.0'

12.7'
Notes:

1. Site plan is for conceptual purposes only.

2. Site plan must be reviewed by planning, building, and fire departments for code compliance.

3. Base information per civil engineer.

4. Civil engineer to verify all setbacks and grading information

5. Building Footprints might change due to the final design elevation style.

6. Open space area is subject to change due to the balcony design of the elevation.

7. Building setbacks are measured from property lines to building foundation lines.

Project Summary
Block K
Zone: T5-MST
Total Site Area: + 1.3 Acres
Total Units: 39 Homes
▪ (12) Live-Work
▪ (9) Townhome
▪ (18) Back-to-Back
Density: 30.0 Du/Ac
Block L
Zone: T5-MST
Total Site Area: + 1.3 Acres
Total Units: 32 Homes
▪ (6) Live-Work
▪ (16) Townhome
▪ (10) Back-to-Back
Density: 24.6 Du/Ac
Block M&P
Zone: T5-VN
Total Site Area: + 2.9 Acres
Total Units: 64 Homes
▪ (30) Townhome
▪ (34) Back-to-Back
Net Density: 22.1 Du/Ac
Block O
Zone: T5-MST, T5-VN
Total Site Area: + 1.2 Acres
Total Units: 36 Homes
▪ (10) Live-Work
▪ (10) Townhome
▪ (16) Back-to-Back
Density: 30.0 Du/Ac
Grand Total (Block K, L, M, O, P)
Total Residential Area: + 6.7 Acres
Total Units: 171 Homes
▪ (28) Live-Work
▪ (65) Townhome
▪ (78) Back-to-Back
Avg. Density: 25.5 Du/Ac
Total Parking: 435 Sp. (2.5 sp./unit)
▪ Garage: 342 sp.
▪ Driveway: 26 sp.
▪ Surface:14 sp.
▪ On-Street: 53 sp. (including 5 handicap)
| 2023145 | 11-20-24 C 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. 0 30 60 120 HWDMP CONCEPTUAL SITE PLAN K.L.M.O.P OVERVIEW Hercules, CA CITY SUBMITTAL
127
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 04-01-25 SP-9 HERCULES WATERFRONT DISTRICT - BLOCK K,L,M,O,P
HERCULES, CA DEVELOPMENT REVIEW 3RD SUBMITTAL
ARTISTIC RENDERING- VIEW 1
View 1. Looking East from Bayfront Blvd
Note: This is an artist’s concept, subject to chagne with continuted planning/design.

KEY MAP
128
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 04-01-25 SP-10 HERCULES WATERFRONT DISTRICT - BLOCK K,L,M,O,P
HERCULES, CA DEVELOPMENT REVIEW 3RD SUBMITTAL
ARTISTIC RENDERING- VIEW 2
View 2. Looking North Toward the Bay from John Muir Pkwy View 2

KEY MAP
Note: This is an artist’s concept, subject to chagne with continuted planning/design. 129
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 04-01-25 SP-11 HERCULES WATERFRONT DISTRICT - BLOCK K,L,M,O,P
HERCULES, CA DEVELOPMENT REVIEW 3RD SUBMITTAL
ARTISTIC RENDERING- VIEW 3
View 3. Looking West Toward the Project (Block MP) from the Bay Trail View 3

KEY MAP
Note: This is an artist’s concept, subject to chagne with continuted planning/design. 130
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 04-01-25 SP-12 HERCULES WATERFRONT DISTRICT - BLOCK K,L,M,O,P
HERCULES, CA DEVELOPMENT REVIEW 3RD SUBMITTAL
ARTISTIC RENDERING- VIEW 4
View 4. Looking East Toward the Project (Block K&L) from the Bay Trail View 4

KEY MAP
Note: This is an artist’s concept, subject to chagne with continuted planning/design. 131
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 04-01-25 SP-13 HERCULES WATERFRONT DISTRICT - BLOCK K,L,M,O,P
HERCULES, CA DEVELOPMENT REVIEW 3RD SUBMITTAL
ARTISTIC RENDERING- VIEW 5
View 5

KEY MAP
View 5. Looking East Toward the Project (Block K&L) from the Refugio Creek Trail Note: This is an artist’s concept, subject to chagne with continuted planning/design. 132
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 04-01-25 SP-14 HERCULES WATERFRONT DISTRICT - BLOCK K,L,M,O,P
HERCULES, CA DEVELOPMENT REVIEW 3RD SUBMITTAL

ARCHITECTURAL STYLE ALLOCATION
Waterfront Warehouse
Gold Rush
Spanish Revival
Block Building Product Type Style Frontage
K K1 2 Live-Work Waterfront Warehouse Arcade
K2 3 Back to Back Gold Rush N/A- Alley
K3 1 Townhome Waterfront Warehouse Loading Dock
K4 1 Townhome Waterfront Warehouse Loading Dock
K5 3 Back to Back Gold Rush N/A - Alley
K6 2 Live-Work Waterfront Warehouse Arcade
L L1 2 Live-Work Waterfront Warehouse Arcade
L2 3 Back to Back Gold Rush N/A - Alley
L3 1 Townhome Spanish Revival / Waterfront Warehouse Loading Dock L4 1 Townhome Spanish Revival Loading Dock
M/P MP1 1 Townhome Waterfront Warehouse Stoop
MP2 1 Townhome Waterfront Warehouse Stoop
MP3 1 Townhome Spanish Revival Loading Dock
MP4 1 Townhome Spanish Revival Loading Dock
MP5 3 Back to Back Waterfront Warehouse N/A - Alley
MP6 3 Back to Back Waterfront Warehouse N/A - Alley
MP7 3 Back to Back Gold Rush N/A - Alley
MP8 3 Back to Back Gold Rush N/A - Alley
MP9 1 Townhome Waterfront Warehouse Stoop
O O1 2 Live-Work Spanish Revival Arcade
O2 3 Back to Back Gold Rush N/A - Alley
O3 1 Townhome Spanish Revival Stoop
O4 1 Townhome Spanish Revival Stoop
O5 3 Back to Back Gold Rush N/A - Alley
O6 1 Live-Work Spanish Revival Arcade
Architectural Style & Frontage Plotting
Architectural Descriptions
PRODUCT 1: TOWNHOMES
Waterfront Warehouse: Same size elongated windows are grouped in twos or threes between expressed piers to articulate a bay rhythm. A continuous cornice provides an appropriate cap for the building. Brick is used as a base material with individual front doors inset and covered with a cantilevered canopy. Recessed balconies continue to reflect the strong bay rhythm. Note that rooftop monitors for optional stairs to the optional rooftop decks are shown.

Spanish Revival: Low-pitched gable accents with shallow eaves articulate the otherwise simple rectilinear forms of the buildings to provide a variety of heights. Windows are regularly spaced or grouped together to create variety between floors and help create a balanced asymmetrical façade composition. The proportion of openings is small to maintain a mass appearance. Use of red clay barrel tiles as accents over front doors or over the regular building form. A simple stucco cornice terminates the basic building mass. Note that rooftop monitors for optional stairs to the optional rooftop decks are shown.

PRODUCT 2: LIVE WORK
Waterfront Warehouse: The ground floor consists of a highly articulated brick arcade with stone bases and a set rhythm. Projecting volumes of the second and third floor frame the extent of the arcade. Individual doors to either units or work spaces are withing each bay. A standing seam metal roof shades the linear second level individual decks above the arcade. Same size elongated windows are grouped in twos between expressed piers to articulate a bay rhythm. A continuous cornice provides an appropriate cap for the building. One rooftop monitor has been shown for optional stairs to the optional rooftop deck.

Spanish Revival: The two-level arcade consists of a highly articulated round arch arcade and pillars to support the second floor trellis cover over individual decks set a rhythm. Projecting volumes of the second and third floor frame the extent of the arcade, one square the other hipped to create a balanced yet asymmetric composition. Individual doors to either units or work spaces are withing each bay. Low-pitched gable accents with shallow eaves with rafter tails articulate the otherwise simple rectilinear forms of the buildings to provide a variety of heights, with a central gable. Windows are regularly spaced and the proportion of openings is small to maintain a mass appearance. Use of red clay barrel tiles as accents animate the regular building form. A simple stucco cornice terminates the basic building mass.

PRODUCT 3: BACK-TO-BACK TOWNHOMES
Gold Rush: The simple rectangular form is grounded by a continuous base floor with brick detailing, recessed front doors, garage doors that appear to be carriage doors, and an articulated cornice with dentil detailing. The upper stories feature tall narrow windows as classical window openings, some with shutters, organized in regular rhythm. Balconies provide an additional articulated cornice that is repeated continuously around the parapet.

Waterfront Warehouse: The simple rectangular form is grounded by a continuous base floor with brick detailing, recessed front doors, garage doors that appear to be carriage doors, and an articulated simple cornice. The upper stories feature tall narrow windows grouped between expressed piers and organized in regular rhythm. Dentil detailing accent the bays. Balconies provide an additional simple cornice that is repeated continuously around the parapet.

Stoop
Landing Dock
Arcade
*
*
*
*
*
*
133
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 04-01-25 SP-15 HERCULES WATERFRONT DISTRICT - BLOCK K,L,M,O,P
HERCULES, CA DEVELOPMENT REVIEW 3RD SUBMITTAL

STREET AND CIRCULATION PLAN
Street Type Hierarchy
Street Name Public /
Private
Street
Hierarchy Street Type in WDMP
Bayfront Boulevard Public Primary Town Center Street I
John Muir Parkway Public Primary John Muir Parkway
Bayfront Loop Public Primary Neighborhood Street II
Shoreline Loop Public Primary Transit Loop Drive Modified Alley A-J Private N/A Rear Loaded Alley
Frontage Type
Stoop
Landing Dock
Arcade
*

BAYFRONT BLVD

BAYFRONT LOOP
(PUBLIC R.O.W.)

SHORELINE LOOP
(PUBLIC R.O.W.)
ALLEY "C"
ALLLEY "F"
ALLEY "L"
ALLEY "M"
ALLEY "E"

JOHN MUIR PARKWAY
ALLEY "A"
ALLEY "G"
ALLEY "H"
ALLEY "I"
ALLEY "J"
ALLEY "K"
ALLEY "B"
ALLEY "D"

PRIMARY STREET

PRIMARY STREET
*
*
*
*
*
134
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0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-1
CITY SUBMITTAL | DRAFT
HWDMP

HERCULES, CA
PRODUCT 1A: TOWNHOMES
1ST LEVEL FLOOR PLAN
6-PLEX TOWNHOME
NOTE:

1. Floor plans are for conceptual purposes only.

2. Conceptual floor plans must be reviewed by
planning, building, and fire department for
code compliance.

3. Conceptual floor plans will change through
design process.

4. Square footage may vary depending on method
of calculation.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 20240308
PRODUCT 1: TOWNHOMES
1ST LEVEL FLOOR PLAN - 6-PLEX A-1
4-PLEX, 5-PLEX & 10-PLEX

DIMENSIONS
PLAN 3
3 BDRM|3 BATH
2-BAY GARAGE
±2,144 SQ. FT.

PLAN 2
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,106 SQ. FT.

PLAN 1
4 BDRM|3.5 BATH
2-BAY GARAGE
±1,934 SQ. FT.

PLAN 1R
4 BDRM|3.5 BATH
2-BAY GARAGE
±1,934 SQ. FT.

PLAN 2R
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,106 SQ. FT.

PLAN 3R
3 BDRM|3 BATH
2-BAY GARAGE
±2,144 SQ. FT.
2-BAY GARAGE
ENT.

BATH 3
BEDROOM 4
UP
ENT. ENT. ENT. ENT. ENT.

UTILITY CABINET
2-BAY GARAGE 2-BAY GARAGE 2-BAY GARAGE 2-BAY GARAGE
BEDROOM 3/FLEX
BATH 3
BATH 3
BEDROOM 4
BATH 3
PWDR
UP
UP UP
UP
UP
BATH 3
BEDROOM 4/FLEX BEDROOM 4/FLEX
BEDROOM 3/FLEX

STOOP STOOP STOOP
20'-0" x 20'-0" CLR.
2-BAY GARAGE
20'-0" x 20'-0" CLR. 20'-0" x 20'-0" CLR. 20'-0" x 20'-0" CLR. 20'-0" x 20'-0" CLR. 20'-0" x 20'-0" CLR.

W/H

TYPE HEIGHT WIDTH
96 gal96 gal
35 gal

6.42 LF
96 gal 96 gal
W/H
35 gal

3.58 LF
8 50
3050
3050
3050
ACC.

RAMP
where
req'd

LOADING DOCK
4-PLEX
5-PLEX
10-PLEX
Note: See Sheet SP-13 for Stoop
and Loading Dock Locations.

C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 1: TOWNHOMES
1ST LEVEL FLOOR PLAN - 6-PLEX A-1
4-PLEX, 5-PLEX & 10-PLEX

DIMENSIONS
PLAN 3
3 BDRM|3 BATH
2-BAY GARAGE
±2,144 SQ. FT.

PLAN 2
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,106 SQ. FT.

PLAN 1
4 BDRM|3.5 BATH
2-BAY GARAGE
±1,934 SQ. FT.

PLAN 1R
4 BDRM|3.5 BATH
2-BAY GARAGE
±1,934 SQ. FT.

PLAN 2R
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,106 SQ. FT.

PLAN 3R
3 BDRM|3 BATH
2-BAY GARAGE
±2,144 SQ. FT.
2-BAY GARAGE
ENT.

BATH 3
BEDROOM 4
UP
ENT. ENT. ENT. ENT. ENT.

UTILITY CABINET
2-BAY GARAGE 2-BAY GARAGE 2-BAY GARAGE 2-BAY GARAGE
BEDROOM 3/FLEX
BATH 3
BATH 3
BEDROOM 4
BATH 3
PWDR
UP
UP UP
UP
UP
BATH 3
BEDROOM 4/FLEX BEDROOM 4/FLEX
BEDROOM 3/FLEX

STOOP STOOP STOOP
20'-0" x 20'-0" CLR.
2-BAY GARAGE
20'-0" x 20'-0" CLR. 20'-0" x 20'-0" CLR. 20'-0" x 20'-0" CLR. 20'-0" x 20'-0" CLR. 20'-0" x 20'-0" CLR.

W/H

TYPE HEIGHT WIDTH
96 gal96 gal
35 gal

6.42 LF
96 gal 96 gal
W/H
35 gal

3.58 LF
8 50
3050
3050
3050
ACC.

RAMP
where
req'd

LOADING DOCK
4-PLEX
5-PLEX
10-PLEX
(NTS)

KEY MAP
C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 1: TOWNHOMES
1ST LEVEL FLOOR PLAN - 6-PLEX A-1
4-PLEX & 5-PLEX

DIMENSIONS
ACC.

RAMP
where
req'd

LOADING DOCK
UP
Private
Storage
ACC.

RAMP
where
req'd
PLAN 3
3 BDRM|3.5 BATH
2-BAY GARAGE
±2,634 SQ. FT.

PLAN 2
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,555 SQ. FT.

PLAN 1
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,329 SQ. FT.

PLAN 1R
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,329 SQ. FT.

PLAN 2R
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,555 SQ. FT.

PLAN 3R
3 BDRM|3.5 BATH
2-BAY GARAGE
±2,634 SQ. FT.

LOADING DOCK
ACC.

RAMP
where
req'd
2-BAY GARAGE 2-BAY GARAGE
20'-0" x 20'-0" CLR. 20'-0" x 20'-0" CLR.
18'-1" 13'-2" x
JADU
2-BAY GARAGE
20'-0" x 20'-0" CLR.

W/H
96 gal96 gal
35 gal
18'-3" 13'-4" x
JADU
96 gal 96 gal
W/H
35 gal
15'-9" 12'-4" x

JADU UP
UP
UP
Private
Storage
18'-1" 13'-2" x
JADU
18'-3" 13'-4" x
JADU 15'-9" 12'-4" x

JADU UP
UP
2-BAY GARAGE
20'-0" x 20'-0" CLR.
2-BAY GARAGE
20'-0" x 20'-0" CLR.
2-BAY GARAGE
20'-0" x 20'-0" CLR.
135
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
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© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-2
CITY SUBMITTAL | DRAFT
HWDMP

HERCULES, CA
PRODUCT 1A: TOWNHOMES
2ND LEVEL FLOOR PLAN
NOTE:

1. Floor plans are for conceptual purposes only.

2. Conceptual floor plans must be reviewed by
planning, building, and fire department for
code compliance.

3. Conceptual floor plans will change through
design process.

4. Square footage may vary depending on method
of calculation.

C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 1: TOWNHOMES
2ND LEVEL FLOOR PLAN A-2

KITCHEN
DINING RM.

PWDR
DECK
LIVING RM.

DN
DECK
DECK
LIVING RM.

LIVING RM.

KITCHEN KITCHEN
DINING RM.

DINING RM.

PWDR
PWDR
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP

KITCHEN
DINING RM.

PWDR
DECK
LIVING RM.

DECK
DECK
LIVING RM.

LIVING RM.

KITCHEN KITCHEN
DINING RM.

DINING RM.

PWDR
PWDR
6-PLEX TOWNHOME
136
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
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© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-3
CITY SUBMITTAL | DRAFT
HWDMP

HERCULES, CA
PRODUCT 1A: TOWNHOMES
3RD LEVEL FLOOR PLAN
NOTE:

1. Floor plans are for conceptual purposes only.

2. Conceptual floor plans must be reviewed by
planning, building, and fire department for
code compliance.

3. Conceptual floor plans will change through
design process.

4. Square footage may vary depending on method
of calculation.

C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 1: TOWNHOMES
3RD LEVEL FLOOR PLAN A-3

5.45 LF 6.63 LF

6.92 LF

6.45 LF
3050
3050 3050 3050
3046 3046
3050
3020 3020
BATH 2
BEDROOM 2
BEDROOM 1
BATH 1
BEDROOM 3
SERV.

BEDROOM 1
BATH 1
BATH 2
BEDROOM 2
BEDROOM 3
BEDROOM 1
BATH 1
BATH 2
SERV.

BEDROOM 2 FAMILY RM.

BATH 2
BEDROOM 2
BATH 1
BEDROOM 1
BEDROOM 3
SERV.

BEDROOM 1
BATH 1
BATH 2
BEDROOM 2
BEDROOM 3
BEDROOM 1
BATH 1
BATH 2
BEDROOM 2
SERV.

FAMILY RM.

DN
DN
DN
UP
UP
UP
DN
DN
DN
UP
UP
UP
6-PLEX TOWNHOME
137
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© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-4
CITY SUBMITTAL | DRAFT
HWDMP

HERCULES, CA
PRODUCT 1A: TOWNHOMES

ROOF PLAN
NOTE:

1. Floor plans are for conceptual purposes only.

2. Conceptual floor plans must be reviewed by
planning, building, and fire department for
code compliance.

3. Conceptual floor plans will change through
design process.

4. Square footage may vary depending on method
of calculation.

C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 1: TOWNHOMES
ROOF PLAN A-4
DN
DN
DN
OPT. ROOF DECK
OPT. ROOF DECK
OPT. ROOF DECK
SOLAR
PANELS
HVAC
UNIT
SOLAR
PANELS
SOLAR
PANELS
SOLAR
PANELS
SOLAR
PANELS
SOLAR
PANELS
HVAC
UNIT
HVAC
UNIT
HVAC
UNIT
HVAC
UNIT
6-PLEX TOWNHOME
138
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© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-5
CITY SUBMITTAL | DRAFT
HWDMP

HERCULES, CA
PRODUCT 1A: TOWNHOMES
EXTERIOR ELEVATIONS: WATERFRONT WAREHOUSE
Note: Elevations are conceptual and will
change through design process.

Loading Dock Frontage
2’ high min. to 4’ max.

Accessible Entry Condition
Ramp at Side
Stoop Frontage

FRONT RIGHT

REAR LEFT
139
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© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-6
CITY SUBMITTAL | DRAFT
FRONT
HWDMP

HERCULES, CA
PRODUCT 1A: TOWNHOMES
EXTERIOR ELEVATIONS: SPANISH
Note: Elevations are conceptual and will
change through design process.

Loading Dock Frontage
2’ high min. to 4’ max.

Accessible Entry Condition
Ramp at Side
Stoop Frontage
140
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© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-7
CITY SUBMITTAL | DRAFT
HWDMP

HERCULES, CA
NOTE:

1. Floor plans are for conceptual purposes only.

2. Conceptual floor plans must be reviewed by
planning, building, and fire department for
code compliance.

3. Conceptual floor plans will change through
design process.

4. Square footage may vary depending on method
of calculation.

Note: See Sheet SP-13 for Stoop
and Loading Dock Locations.

Note: See Sheet A-12 for 10-Plex
Floor Plans.

C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 1: TOWNHOMES
1ST LEVEL FLOOR PLAN - 6-PLEX A-1
4-PLEX & 5-PLEX

DIMENSIONS
ACC.

RAMP
where
req'd

LOADING DOCK
UP
Private
Storage
ACC.

RAMP
where
req'd
PLAN 3
3 BDRM|3.5 BATH
2-BAY GARAGE
±2,634 SQ. FT.

PLAN 2
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,555 SQ. FT.

PLAN 1
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,329 SQ. FT.

PLAN 1R
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,329 SQ. FT.

PLAN 2R
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,555 SQ. FT.

PLAN 3R
3 BDRM|3.5 BATH
2-BAY GARAGE
±2,634 SQ. FT.

LOADING DOCK
ACC.

RAMP
where
req'd
2-BAY GARAGE 2-BAY GARAGE
20'-0" x 20'-0" CLR. 20'-0" x 20'-0" CLR.
18'-1" 13'-2" x
JADU
2-BAY GARAGE
20'-0" x 20'-0" CLR.

W/H
96 gal96 gal
35 gal
18'-3" 13'-4" x
JADU
96 gal 96 gal
W/H
35 gal
15'-9" 12'-4" x

JADU UP
UP
UP
Private
Storage
18'-1" 13'-2" x
JADU
18'-3" 13'-4" x
JADU 15'-9" 12'-4" x

JADU UP
UP
2-BAY GARAGE
20'-0" x 20'-0" CLR.
2-BAY GARAGE
20'-0" x 20'-0" CLR.
2-BAY GARAGE
20'-0" x 20'-0" CLR.

PRODUCT 1B: TOWNHOMES
1ST LEVEL FLOOR PLAN

KEY MAP
6-PLEX TOWNHOME
C 2024 WILLIAM HEZMALHALCH ARCHITECTSINCdba WHA
HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 1: TOWNHOMES
1ST LEVEL FLOOR PLAN - 6-PLEX A-1
4-PLEX & 5-PLEX

DIMENSIONS
ACC.

RAMP
where
req'd

LOADING DOCK
UP
Private
Storage
ACC.

RAMP
where
req'd
PLAN 3
3 BDRM|3.5 BATH
2-BAY GARAGE
±2,634 SQ. FT.

PLAN 2
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,555 SQ. FT.

PLAN 1
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,329 SQ. FT.

PLAN 1R
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,329 SQ. FT.

PLAN 2R
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,555 SQ. FT.

PLAN 3R
3 BDRM|3.5 BATH
2-BAY GARAGE
±2,634 SQ. FT.

LOADING DOCK
ACC.

RAMP
where
req'd
2-BAY GARAGE 2-BAY GARAGE
20'-0" x 20'-0" CLR. 20'-0" x 20'-0" CLR.
18'-1" 13'-2" x
JADU
2-BAY GARAGE
20'-0" x 20'-0" CLR.

W/H
96 gal96 gal
35 gal
18'-3" 13'-4" x
JADU
96 gal 96 gal
W/H
35 gal
15'-9" 12'-4" x

JADU UP
UP
UP
Private
Storage
18'-1" 13'-2" x
JADU
18'-3" 13'-4" x
JADU 15'-9" 12'-4" x

JADU UP
UP
2-BAY GARAGE
20'-0" x 20'-0" CLR.
2-BAY GARAGE
20'-0" x 20'-0" CLR.
2-BAY GARAGE
20'-0" x 20'-0" CLR.

C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 1: TOWNHOMES
1ST LEVEL FLOOR PLAN - 6-PLEX A-1
4-PLEX & 5-PLEX

DIMENSIONS
ACC.

RAMP
where
req'd

LOADING DOCK
UP
Private
Storage
ACC.

RAMP
where
req'd
PLAN 3
3 BDRM|3.5 BATH
2-BAY GARAGE
±2,634 SQ. FT.

PLAN 2
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,555 SQ. FT.

PLAN 1
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,329 SQ. FT.

PLAN 1R
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,329 SQ. FT.

PLAN 2R
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,555 SQ. FT.

PLAN 3R
3 BDRM|3.5 BATH
2-BAY GARAGE
±2,634 SQ. FT.

LOADING DOCK
ACC.

RAMP
where
req'd
2-BAY GARAGE 2-BAY GARAGE
20'-0" x 20'-0" CLR. 20'-0" x 20'-0" CLR.
18'-1" 13'-2" x
JADU
2-BAY GARAGE
20'-0" x 20'-0" CLR.

W/H
96 gal96 gal
35 gal
18'-3" 13'-4" x
JADU
96 gal 96 gal
W/H
35 gal
15'-9" 12'-4" x

JADU UP
UP
UP
Private
Storage
18'-1" 13'-2" x
JADU 18'-3" 13'-4" x
JADU 15'-9" 12'-4" x

JADU UP
UP
2-BAY GARAGE
20'-0" x 20'-0" CLR.
2-BAY GARAGE
20'-0" x 20'-0" CLR.
2-BAY GARAGE
20'-0" x 20'-0" CLR.
(NTS)
C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 1: TOWNHOMES
1ST LEVEL FLOOR PLAN - 6-PLEX A-1
4-PLEX, 5-PLEX & 10-PLEX

DIMENSIONS
6 LF
W/H
35 gal
96 gal96 gal
PLAN 3
3 BDRM|3 BATH
2-BAY GARAGE
±2,143 SQ. FT.

PLAN 2
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,128 SQ. FT.

PLAN 1
4 BDRM|3.5 BATH
2-BAY GARAGE
±1,945 SQ. FT.

PLAN 1R
4 BDRM|3.5 BATH
2-BAY GARAGE
±1,945 SQ. FT.

PLAN 2R
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,128 SQ. FT.

PLAN 3R
3 BDRM|3 BATH
2-BAY GARAGE
±2,143 SQ. FT.
2-BAY GARAGE
ENT.

BATH 3
BEDROOM 4
UP
ENT. ENT. ENT. ENT. ENT.

UTILITY CABINET
2-BAY GARAGE 2-BAY GARAGE 2-BAY GARAGE 2-BAY GARAGE 2-BAY GARAGE BEDROOM 3/FLEX
BATH 3
BATH 3
BEDROOM 4
BATH 3
PWDR
UP
UP UP
UP
UP
BATH 3
BEDROOM 4/FLEX BEDROOM 4/FLEX
BEDROOM 3/FLEX
2-CAR GARAGE
21'-5" x 20'-4"
UP
Private
Storage
W/H
35 gal
ACC.

RAMP
where
req'd

LOADING DOCK
96 gal96 gal
W/H
96 gal96 gal
35 gal
STOOP STOOP STOOP 4'x4' MIN.
4-PLEX
5-PLEX
10-PLEX
C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 1: TOWNHOMES
1ST LEVEL FLOOR PLAN - 6-PLEX A-1
4-PLEX, 5-PLEX & 10-PLEX

DIMENSIONS
6 LF
W/H
35 gal
96 gal96 gal
PLAN 3
3 BDRM|3 BATH
2-BAY GARAGE
±2,143 SQ. FT.

PLAN 2
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,128 SQ. FT.

PLAN 1
4 BDRM|3.5 BATH
2-BAY GARAGE
±1,945 SQ. FT.

PLAN 1R
4 BDRM|3.5 BATH
2-BAY GARAGE
±1,945 SQ. FT.

PLAN 2R
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,128 SQ. FT.

PLAN 3R
3 BDRM|3 BATH
2-BAY GARAGE
±2,143 SQ. FT.
2-BAY GARAGE
ENT.

BATH 3
BEDROOM 4
UP
ENT. ENT. ENT. ENT. ENT.

RAMP
where
req'd

LOADING DOCK
96 gal96 gal
W/H
96 gal96 gal
35 gal
STOOP STOOP STOOP 4'x4' MIN.
4-PLEX
5-PLEX
10-PLEX
141
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0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-8
CITY SUBMITTAL | DRAFT
HWDMP

HERCULES, CA
PRODUCT 1B: TOWNHOMES
2ND LEVEL FLOOR PLAN
NOTE:

1. Floor plans are for conceptual purposes only.

2. Conceptual floor plans must be reviewed by
planning, building, and fire department for
code compliance.

3. Conceptual floor plans will change through
design process.

4. Square footage may vary depending on method
of calculation.

C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 1: TOWNHOMES
2ND LEVEL FLOOR PLAN A-2
DN
DN
DN
OPT1
OPT2
ROOM

CEILING
FLOOR
DN
UP
DN
DN
DN
OPT1
OPT2
ROOM

CEILING
FLOOR
DN
UP
6-PLEX TOWNHOME
142
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-9
CITY SUBMITTAL | DRAFT
HWDMP

HERCULES, CA
PRODUCT 1B: TOWNHOMES
3RD LEVEL FLOOR PLAN
NOTE:

1. Floor plans are for conceptual purposes only.

2. Conceptual floor plans must be reviewed by
planning, building, and fire department for
code compliance.

3. Conceptual floor plans will change through
design process.

4. Square footage may vary depending on method
of calculation.

C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 1: TOWNHOMES
3RD LEVEL FLOOR PLAN A-3

6.92 LF
IC7
C3x
IC7

6.92 LF
6-PLEX TOWNHOME
143
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-10
CITY SUBMITTAL | DRAFT
HWDMP

HERCULES, CA
PRODUCT 1B: TOWNHOMES
EXTERIOR ELEVATIONS: WATERFRONT WAREHOUSE
Note: Elevations are conceptual and will
change through design process.

Loading Dock Frontage
2’ high min. to 4’ max.

Accessible Entry Condition
Ramp at Side FRONT RIGHT

REAR LEFT
144
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-11
CITY SUBMITTAL | DRAFT
FRONT
HWDMP

HERCULES, CA
PRODUCT 1B: TOWNHOMES
EXTERIOR ELEVATIONS: SPANISH
Note: Elevations are conceptual and will
change through design process.

Loading Dock Frontage
2’ high min. to 4’ max.

Accessible Entry Condition
Ramp at Side
145
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-12
CITY SUBMITTAL | DRAFT
HWDMP

HERCULES, CA
PRODUCT 1B: TOWNHOMES (BUILDING L3)
1ST LEVEL FLOOR PLAN
NOTE:

1. Floor plans are for conceptual purposes only.

2. Conceptual floor plans must be reviewed by
planning, building, and fire department for
code compliance.

3. Conceptual floor plans will change through
design process.

4. Square footage may vary depending on method
of calculation.

C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 1: TOWNHOMES
1ST LEVEL FLOOR PLAN - 10-PLEX A-1
ACC.

RAMP
where
req'd

LOADING DOCK
ACC.

RAMP
where
req'd

LOADING DOCK
PLAN 3
3 BDRM|3.5 BATH
2-BAY GARAGE
±2,634 SQ. FT.

PLAN 2
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,555 SQ. FT.

PLAN 1
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,329 SQ. FT.

PLAN 1R
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,329 SQ. FT.

PLAN 2R
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,555 SQ. FT.

PLAN 2
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,555 SQ. FT.

PLAN 1
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,329 SQ. FT.

PLAN 1R
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,329 SQ. FT.

PLAN 2R
4 BDRM|3.5 BATH
2-BAY GARAGE
±2,555 SQ. FT.

PLAN 3R
3 BDRM|3.5 BATH
2-BAY GARAGE
±2,634 SQ. FT.

UP
18'-1" 13'-2" x
JADU
W/H
96 gal96 gal
35 gal
18'-3" 13'-4" x

JADU UP
96 gal 96 gal
W/H
35 gal
15'-9" 12'-4" x
JADU
UP 15'-9" 12'-4" x
JADU
UP
18'-3" 13'-4" x

JADU UP
W/H
96 gal96 gal
35 gal
18'-3" 13'-4" x

JADU UP
96 gal 96 gal
W/H
35 gal
15'-9" 12'-4" x
JADU
UP 15'-9" 12'-4" x
JADU
UP 18'-3" 13'-4" x

JADU UP
18'-1" 13'-2" x
JADU
UP
2-BAY GARAGE
20'-0" x 20'-0" CLR.
2-BAY GARAGE
20'-0" x 20'-0" CLR.
2-BAY GARAGE
20'-0" x 20'-0" CLR.
2-BAY GARAGE
20'-0" x 20'-0" CLR.
2-BAY GARAGE
20'-0" x 20'-0" CLR.
2-BAY GARAGE
20'-0" x 20'-0" CLR.
2-BAY GARAGE
20'-0" x 20'-0" CLR.
2-BAY GARAGE
20'-0" x 20'-0" CLR.
2-BAY GARAGE
20'-0" x 20'-0" CLR.
2-BAY GARAGE
20'-0" x 20'-0" CLR.
10-PLEX TOWNHOME

KEY MAP
146
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-13
CITY SUBMITTAL | DRAFT
HWDMP

HERCULES, CA
PRODUCT 1B: TOWNHOMES (BUILDING L3)
2ND LEVEL FLOOR PLAN
NOTE:

1. Floor plans are for conceptual purposes only.

2. Conceptual floor plans must be reviewed by
planning, building, and fire department for
code compliance.

3. Conceptual floor plans will change through
design process.

4. Square footage may vary depending on method
of calculation.

C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 1: TOWNHOMES
2ND LEVEL FLOOR PLAN - 10-PLEX A-1
OPT1
OPT2
10-PLEX TOWNHOME
147
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-14
CITY SUBMITTAL | DRAFT
HWDMP

HERCULES, CA
PRODUCT 1B: TOWNHOMES (BUILDING L3)
3RD LEVEL FLOOR PLAN
NOTE:

1. Floor plans are for conceptual purposes only.

2. Conceptual floor plans must be reviewed by
planning, building, and fire department for
code compliance.

3. Conceptual floor plans will change through
design process.

4. Square footage may vary depending on method
of calculation.

C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 1: TOWNHOMES
3RD LEVEL FLOOR PLAN - 10-PLEX A-1

5.45 LF 6.63 LF

6.92 LF

6.45 LF

6.92 LF

6.45 LF
IC7

5.45 LF 6.63 LF
IC7
3050
3046 3046
3020 3020
C3x
IC7
10-PLEX TOWNHOME
148
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-15
CITY SUBMITTAL | DRAFT
FRONT
HWDMP

HERCULES, CA
Loading Dock Frontage
2’ high min. to 4’ max.

Accessible Entry Condition
Ramp at Side
PRODUCT 1B: TOWNHOMES

EXTERIOR ELEVATIONS
149
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-16
CITY SUBMITTAL | DRAFT
HWDMP

HERCULES, CA
PRODUCT 2: LIVE/WORK
1ST LEVEL FLOOR PLAN
NOTE:

1. Floor plans are for conceptual purposes only.

2. Conceptual floor plans must be reviewed by
planning, building, and fire department for
code compliance.

3. Conceptual floor plans will change through
design process.

4. Square footage may vary depending on method
of calculation.

C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 2: LIVE/WORK
1ST LEVEL FLOOR PLAN A-1
5-PLEX DIMENSIONS
W/H

RECYCLE

27.6"W X

31.5"L X

44.3" H
TRASH

27.6"W X

31.5"L X

44.3" H
35 gal
W/H

RECYCLE

27.6"W X

31.5"L X

44.3" H
TRASH

27.6"W X

31.5"L X

44.3" H
35 gal
PLAN 2
4 BDRM|2.5 BATH
2-BAY GARAGE
±2,452 SQ. FT.

PLAN 1
4 BDRM|3 BATH
2-BAY GARAGE
±2,168 SQ. FT.

PLAN 1R
4 BDRM|3 BATH
2-BAY GARAGE
±2,168 SQ. FT.

PLAN 2R
4 BDRM|2.5 BATH
2-BAY GARAGE
±2,452 SQ. FT.

UTILITY CABINET
ENT. ENT.

ENT. ENT.

UP UP UP UP
UP

RECYCLE

27.6"W X

31.5"L X

44.3" H
TRASH

27.6"W X

31.5"L X

44.3" H 35 gal
W/H

LIVE/WORK
BEDROOM #4

LIVE/WORK
BEDROOM #4 LIVE/WORK
BEDROOM #4

LIVE/WORK
BEDROOM #4

LIVE/WORK
BEDROOM #4
PLAN 1
4 BDRM|3 BATH
2-BAY GARAGE
±2,168 SQ. FT.

PLAN 1R
4 BDRM|3 BATH
2-BAY GARAGE
±2,168 SQ. FT.
2-BAY GARAGE
20'-0" x 20'-0" CLR.
2-BAY GARAGE
20'-0" x 20'-0" CLR.
2-BAY GARAGE
20'-0" x 20'-0" CLR.
2-BAY GARAGE
20'-0" x 20'-0" CLR.
2-BAY GARAGE
20'-0" x 20'-0" CLR.
2-BAY GARAGE
20'-0" x 20'-0" CLR.
10-PLEX
6-PLEX LIVE-WORK
C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 2: LIVE/WORK
1ST LEVEL FLOOR PLAN A-1
5-PLEX DIMENSIONS
W/H

RECYCLE

27.6"W X

31.5"L X

44.3" H
TRASH

27.6"W X

31.5"L X

44.3" H
35 gal
W/H

RECYCLE

27.6"W X

31.5"L X

44.3" H
TRASH

27.6"W X

31.5"L X

44.3" H
35 gal
PLAN 2
4 BDRM|2.5 BATH
2-BAY GARAGE
±2,452 SQ. FT.

PLAN 1
4 BDRM|3 BATH
2-BAY GARAGE
±2,168 SQ. FT.

PLAN 1R
4 BDRM|3 BATH
2-BAY GARAGE
±2,168 SQ. FT.

PLAN 2R
4 BDRM|2.5 BATH
2-BAY GARAGE
±2,452 SQ. FT.

UTILITY CABINET
ENT. ENT.

ENT. ENT.

UP UP UP UP
UP

RECYCLE

27.6"W X

31.5"L X

44.3" H
TRASH

27.6"W X

31.5"L X

44.3" H 35 gal
W/H

LIVE/WORK
BEDROOM #4

LIVE/WORK
BEDROOM #4 LIVE/WORK
BEDROOM #4

LIVE/WORK
BEDROOM #4

LIVE/WORK
BEDROOM #4
PLAN 1
4 BDRM|3 BATH
2-BAY GARAGE
±2,168 SQ. FT.

KEY MAP
150
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-17
CITY SUBMITTAL | DRAFT
HWDMP

HERCULES, CA
PRODUCT 2: LIVE/WORK
2ND LEVEL FLOOR PLAN
NOTE:

1. Floor plans are for conceptual purposes only.

2. Conceptual floor plans must be reviewed by
planning, building, and fire department for
code compliance.

3. Conceptual floor plans will change through
design process.

4. Square footage may vary depending on method
of calculation.

C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 2: LIVE/WORK
2ND LEVEL FLOOR PLAN A-2
DECK 1
DECK 2
DECK 1
DECK 2

KITCHEN
STUDY
DINING RM.

LIVING RM.

PWDR
DECK
LIVING RM.

KITCHEN
DINING RM.

STUDY
BATH 3
DECK
LIVING RM.

KITCHEN
DINING RM.

STUDY
DECK
LIVING RM.

KITCHEN
DINING RM.

STUDY
BATH 3
LIVING RM.

KITCHEN
DINING RM.

STUDY
BATH 3
DECK

KITCHEN
STUDY
DINING RM.

LIVING RM.

PWDR
6-PLEX LIVE-WORK
151
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-18
CITY SUBMITTAL | DRAFT
HWDMP

HERCULES, CA
PRODUCT 2: LIVE/WORK
3RD LEVEL FLOOR PLAN
NOTE:

1. Floor plans are for conceptual purposes only.

2. Conceptual floor plans must be reviewed by
planning, building, and fire department for
code compliance.

3. Conceptual floor plans will change through
design process.

4. Square footage may vary depending on method
of calculation.

C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 2: LIVE/WORK
3RD LEVEL FLOOR PLAN A-3
BEDROOM 1
BATH 1
FAMILY RM.

BEDROOM 2
BEDROOM 3
BATH 2
SERV.

BEDROOM 1
BATH 1
FAMILY RM.

BEDROOM 2
BEDROOM 3
BATH 2
SERV.

BEDROOM 1
SERV.

BATH 1
BEDROOM 2
BEDROOM 3
BATH 2
BEDROOM 1
SERV.

BATH 1
BEDROOM 2
BEDROOM 3
BATH 2
BEDROOM 1
BATH 1
SERV.

BEDROOM 2
BEDROOM 3
BATH 2
BEDROOM 1
BATH 1
SERV.

BEDROOM 2
BEDROOM 3
BATH 2
6-PLEX LIVE-WORK
152
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-19
CITY SUBMITTAL | DRAFT
HWDMP

HERCULES, CA
PRODUCT 2: LIVE/WORK

ROOF PLAN
NOTE:

1. Floor plans are for conceptual purposes only.

2. Conceptual floor plans must be reviewed by
planning, building, and fire department for
code compliance.

3. Conceptual floor plans will change through
design process.

4. Square footage may vary depending on method
of calculation.

C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 2: LIVE/WORK
ROOF PLAN A-4
DN
3080
DN
DN
3080

TYPE HEIGHT WIDTH
DN
DN DN
OPT. ROOF DECK
OPT. ROOF DECK
SOLAR
PANELS
SOLAR
PANELS
SOLAR
PANELS
SOLAR

PANELS SOLAR

PANELS SOLAR
PANELS
HVAC
UNITS
HVAC
UNITS
HVAC
UNITS
OPT. OPT. OPT.

OPT.
6-PLEX LIVE-WORK
153
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-20
CITY SUBMITTAL | DRAFT
HWDMP

HERCULES, CA

FRONT RIGHT

REAR LEFT
PRODUCT 2: LIVE/WORK
EXTERIOR ELEVATIONS: WATERFRONT WAREHOUSE
Note: Elevations are conceptual and will
change through design process.
154
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-21
CITY SUBMITTAL | DRAFT
FRONT
HWDMP

HERCULES, CA
PRODUCT 2: LIVE/WORK
EXTERIOR ELEVATIONS: SPANISH
Note: Elevations are conceptual and will
change through design process.
155
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-22
CITY SUBMITTAL | DRAFT
HWDMP

HERCULES, CA
PRODUCT 3A: BACK-TO-BACK TOWNHOMES
1ST LEVEL FLOOR PLAN
NOTE:

1. Floor plans are for conceptual purposes only.

2. Conceptual floor plans must be reviewed by
planning, building, and fire department for
code compliance.

3. Conceptual floor plans will change through
design process.

4. Square footage may vary depending on method
of calculation.

C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 3: BACK-TO-BACK TOWNHOMES
1ST LEVEL FLOOR PLAN A-1
PLAN 1
2 BDRM|2.5 BATH
2-BAY GARAGE
±1,282 SQ. FT.

PLAN 2
3 BDRM|2.5 BATH
2-BAY GARAGE
±1,624 SQ. FT.

PLAN 1R
2 BDRM|2.5 BATH
2-BAY GARAGE
±1,282 SQ. FT.

UTILITIES

UP UP UP

UP UP UP
ENT.

ENT.

ENT.
2-BAY GARAGE 2-BAY GARAGE
2-BAY GARAGE 2-BAY GARAGE
2-BAY GARAGE
2-BAY GARAGE
2-BAY GARAGE
UP
PLAN 1
2 BDRM|2.5 BATH
2-BAY GARAGE
±1,282 SQ. FT.
96 gal 96 gal 35 gal 96 gal 96 gal 35 gal
96 gal 96 gal
35 gal 35 gal35 gal
96 gal 96 gal
35 gal
96 gal 96 gal
35 gal 35 gal
8-PLEX
Note: See Sheet SP-13 for Stoop
and Loading Dock Locations.
8-PLEX BACK-TO-BACK C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 3: BACK-TO-BACK TOWNHOMES
1ST LEVEL FLOOR PLAN A-1
10-PLEX DIMENSIONS
PLAN 1
2 BDRM|2.5 BATH
2-BAY GARAGE
±1,282 SQ. FT.

PLAN 2
3 BDRM|2.5 BATH
2-BAY GARAGE
±1,624 SQ. FT.

PLAN 1R
2 BDRM|2.5 BATH
2-BAY GARAGE
±1,282 SQ. FT.

UTILITIES

UP UP UP

UP UP UP
ENT.

ENT.

KEY MAP
156
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-23
CITY SUBMITTAL | DRAFT
HWDMP

HERCULES, CA
PRODUCT 3B: BACK-TO-BACK TOWNHOMES
1ST LEVEL FLOOR PLAN
NOTE:

1. Floor plans are for conceptual purposes only.

2. Conceptual floor plans must be reviewed by
planning, building, and fire department for
code compliance.

3. Conceptual floor plans will change through
design process.

4. Square footage may vary depending on method
of calculation.

C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 3: BACK-TO-BACK TOWNHOMES
1ST LEVEL FLOOR PLAN A-1
PLAN 1
2 BDRM|2.5 BATH
2-BAY GARAGE
±1,282 SQ. FT.

PLAN 2
3 BDRM|2.5 BATH
2-BAY GARAGE
±1,624 SQ. FT.

PLAN 1R
2 BDRM|2.5 BATH
2-BAY GARAGE
±1,282 SQ. FT.

UTILITIES

UP UP UP

UP UP UP
ENT.

ENT.

ENT.
2-BAY GARAGE 2-BAY GARAGE
2-BAY GARAGE 2-BAY GARAGE
2-BAY GARAGE
2-BAY GARAGE
2-BAY GARAGE
PLAN 1
2 BDRM|2.5 BATH
2-BAY GARAGE
±1,282 SQ. FT.
96 gal 96 gal 35 gal
35 gal
96 gal 96 gal
35 gal35 gal
8-PLEX
96 gal 96 gal
HYBRID
W/H
35 gal
2-BAY GARAGE
ENT.

UTILITIES
ENT.
2-BAY GARAGE
UP
96 gal 96 gal 35 gal
HYBRID
W/H
96 gal 96 gal 96 gal 96 gal
Note: See Sheet SP-13 for Stoop
and Loading Dock Locations.
8-PLEX BACK-TO-BACK C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 3: BACK-TO-BACK TOWNHOMES
1ST LEVEL FLOOR PLAN A-1
10-PLEX DIMENSIONS
PLAN 1
2 BDRM|2.5 BATH
2-BAY GARAGE
±1,282 SQ. FT.

PLAN 2
3 BDRM|2.5 BATH
2-BAY GARAGE
±1,624 SQ. FT.

PLAN 1R
2 BDRM|2.5 BATH
2-BAY GARAGE
±1,282 SQ. FT.

UTILITIES

UP UP UP

UP UP UP
ENT.

ENT.

KEY MAP
157
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-24
CITY SUBMITTAL | DRAFT
HWDMP

HERCULES, CA
PRODUCT 3A: BACK-TO-BACK TOWNHOMES
2ND LEVEL FLOOR PLAN
NOTE:

1. Floor plans are for conceptual purposes only.

2. Conceptual floor plans must be reviewed by
planning, building, and fire department for
code compliance.

3. Conceptual floor plans will change through
design process.

4. Square footage may vary depending on method
of calculation.

C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 3: BACK-TO-BACK TOWNHOMES
2ND LEVEL FLOOR PLAN A-2
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP

DN KITCHEN
DINING RM.

LIVING RM.

PWDR

KITCHEN
DINING RM.

LIVING RM.

PWDR

KITCHEN
DINING RM.

LIVING RM.

KITCHEN
DINING RM.

LIVING RM.

KITCHEN
DINING RM.

LIVING RM.

PWDR

KITCHEN
DINING RM.

LIVING RM.

DINING RM. KITCHEN
LIVING RM.

PWDR

PWDR PWDR PWDR
DINING RM. KITCHEN
LIVING RM.

PWDR

DECK DECK DECK

DECK DECK DECK
DECK
DECK
DN
UP
DN
UP
8-PLEX BACK-TO-BACK
158
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-25
CITY SUBMITTAL | DRAFT
HWDMP

HERCULES, CA
PRODUCT 3A: BACK-TO-BACK TOWNHOMES
3RD LEVEL FLOOR PLAN
NOTE:

1. Floor plans are for conceptual purposes only.

2. Conceptual floor plans must be reviewed by
planning, building, and fire department for
code compliance.

3. Conceptual floor plans will change through
design process.

4. Square footage may vary depending on method
of calculation.

C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 3: BACK-TO-BACK TOWNHOMES
3RD LEVEL FLOOR PLAN A-3
UP
DN
DN
UP
UP
DN
DN
UP
UP
DN
DN
UP
BEDROOM 1
BATH 1
BEDROOM 2
BATH 2
BEDROOM 1
BATH 1
BEDROOM 2
BEDROOM 1
BATH 1
BEDROOM 2
BEDROOM 1
BATH 1
BEDROOM 2
BATH 1
BEDROOM 1
BEDROOM 2
BATH 2
BEDROOM 1
BATH 1
BEDROOM 2
BATH 2
BEDROOM 2
BEDROOM 1
BATH 1
BEDROOM 3
UP
DN
DN
UP
BATH 2
BEDROOM 2
BEDROOM 1
BATH 1
BEDROOM 3
8-PLEX BACK-TO-BACK
159
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-26
CITY SUBMITTAL | DRAFT
HWDMP

HERCULES, CA
PRODUCT 3A: BACK-TO-BACK TOWNHOMES

ROOF PLAN
NOTE:

1. Floor plans are for conceptual purposes only.

2. Conceptual floor plans must be reviewed by
planning, building, and fire department for
code compliance.

3. Conceptual floor plans will change through
design process.

4. Square footage may vary depending on method
of calculation.

C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 3: BACK-TO-BACK TOWNHOMES
ROOF PLAN A-4
SOLAR
PANELS
SOLAR
PANELS
SOLAR
PANELS
SOLAR
PANELS
SOLAR
PANELS
SOLAR
PANELS
SOLAR
PANELS
SOLAR
PANELS

HVAC UNITS HVAC UNITS
8-PLEX BACK-TO-BACK
160
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-27
CITY SUBMITTAL | DRAFT
HWDMP

HERCULES, CA

FRONT RIGHT

REAR LEFT
PRODUCT 3A: BACK-TO-BACK TOWNHOMES
EXTERIOR ELEVATIONS : GOLD RUSH
Note: Elevations are conceptual and will
change through design process.
161
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-28
CITY SUBMITTAL | DRAFT
FRONT
HWDMP

HERCULES, CA
PRODUCT 3A: BACK-TO-BACK TOWNHOMES
EXTERIOR ELEVATIONS : WATERFRONT WAREHOUSE
Note: Elevations are conceptual and will
change through design process.
162
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-29
CITY SUBMITTAL | DRAFT
HWDMP

HERCULES, CA
PRODUCT 3B: BACK-TO-BACK TOWNHOMES
EXTERIOR ELEVATIONS : GOLD RUSH
Note: Elevations are conceptual and will
change through design process.

FRONT
163
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2023145 | 03-26-25 A-30
CITY SUBMITTAL | DRAFT
HWDMP

HERCULES, CA
PRODUCT 1 & 3

BUILDING SECTIONS
C 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA.

HWDMP

HERCULES, CA CLIENT REVIEW
0' 8' 16' 32'
| 2023145 | 2024.03.08
PRODUCT 1: TOWNHOMES
BUILDING SECTION A-7
0' 4' 8' 16'
LEVEL 2
LEVEL 1
F.G. F.G.

LEVEL 3
ATTIC
GARAGE
.5
12 LEVEL 2
LEVEL 1
LEVEL 3
ATTIC
GARAGE
.5
12 .5
12 F.G.

LEVEL 2
LEVEL 1
LEVEL 3
ATTIC
GARAGE
.5
12 LEVEL 2
LEVEL 1
F.G. F.G.

LEVEL 3
ATTIC
GARAGE
.5 12 .5 12
Loading Dock
Stoop
P1A : Townhomes
9’-1” T.O.P.

P1B : Townhomes
12’-1” T.O.P.

P3A : Back to Back Townhomes
9’-1” T.O.P.

P3B : Back to Back Townhomes
12’-1” T.O.P.
164
Waterfront District KLMOP Architectural Consistency Exhibit The Waterfront Warehouse Style:

Massing: Simple rectangular forms
emphasizing the appearance of heavy
masonry buildings. Buildings employ
brick bases with upper floor stucco
articulation reflective of the bays of
the masonry base.

Façade Composition: Simple and
regular rhythm of narrow bays with
vertical windows. Secondary
elements of parapet and continuous
cornice articulations. Buildings are
grounded with a continuous masonry
base.

Roof Form: Flat with parapet wall.

Windows: Vertically proportioned
Single-Hung windows.

Storefronts: On Live/Work units,
doors occur within each gallery bay.

Elements: Balcony railings and
galleries are provided. At Live/Work,
gallery balconies are provided shallow
metal shed roofs.

Narrow Bays: These vary by building:

Townhome buildings, 11’ to 21’.

Back-to-Backs, 15’
Live/Works, 11’-12’
Within the bays, vertical punched
openings create a secondary rhythm.

Vertical piers are unbroken.

Masonry base to create weight to
bottom of elevation.
165
Waterfront District KLMOP Architectural Consistency Exhibit The Gold Rush Style:

Massing: Simple rectangular forms
Façade Composition: Simple and
regular rhythm of narrow bays created
by deep, vertically proportioned door
and window openings. Buildings are
grounded with a continues brick base
and capped with a continuous
cornice and parapet. Tall ground floor
at Buildings K2, K5 & L2.

Roof Form: Flat with parapet wall.

Windows: Vertically proportioned
Single-Hung windows.

Storefronts: N/A, however double
garage doors provide the scale of a
storefront opening with garage doors
that appear to be multiple door
panels.

Elements: Second floor balconies
with secondary cornice treatments.

Simple Regular Rhythm: Windows
provide simple pattern. Continuous
cornice at parapet and base. Narrow
punched openings at door locations.
166
Waterfront District KLMOP Architectural Consistency Exhibit The Spanish Revival Style:

Massing: Picturesque compositions
of simple rectangular forms of varying
heights with low-pitched roof forms.

Façade Composition: The proportion
of openings to wall is small in keeping
with the appearance of masonry
construction, with smooth handtroweled stucco walls. Live/Work has arched gallery openings.

Roof Form: Multi-level red clay tile
roofs combining shed and gable
forms with a flat roof parapeted main
roof.

Windows: Vertically proportioned
Single-Hung windows. Punched
openings with articulated headers.

Elements: Upper floor Juliette
ornamental wrought iron balconies,
ground floor loggia recesses at
entries. Gable forms have shallow
eaves with exposed rafter tails.

Live/Work gallery balcony has heavy
timber trellis. Ornamental gable
details of tiles or wrought iron cross.
167
Waterfront District KLMOP Architectural Consistency Exhibit 168

EXHIBIT D

CEQA FINDINGS

CONCERNING THE APPROVAL OF THE BAYFRONT BLOCKS K-L-M-O-P

PROJECT
169
Exhibit D — CEQA Conformity Findings to existing Certified EIR for Bayfront Blocks K-L-M-P-O 1 EXHIBIT D — PC RESOLUTION 25-XX

CALIFORNIA ENVIRONMENTAL QUALITY ACT

FINDINGS CONCERNING THE APPROVAL OF

THE HERCULES BAYFRONT BLOCKS K-L-M-O-P PROJECT
(DESIGN REVIEW PERMIT (DRP) 24-02, VESTING TENTATIVE MAP (VTM) 24-01, AND PLANNED DEVELOPMENT PLAN (PDP) 24-01)

1. CONSIDERATION OF THE HERCULES BAYFRONT PROJECT FINAL EIR Pursuant to Public Resources Code Section 21081 and California Environmental Quality Act (CEQA) Guidelines Section 15091, the Planning Commission hereby makes these findings with respect to the potential for significant environmental impacts from approval of the Hercules Bayfront Blocks K-L-M-P-O Project ("proposed project") and the means for mitigating those impacts. Pursuant to CEQA (Public Resources Code Sections 21000 et seq.) and the State CEQA Guidelines (California Code of Regulations Sections 15000 et seq.), the City has considered the Final Environmental Impact Report (EIR) for the Hercules Bayfront Project (“2011 Certified EIR”) and finds that the information contained in the 2011 Certified EIR reflects the independent judgment and analysis of the City, has been completed in compliance with CEQA, and contains the environmental analysis and information necessary to support approval of the proposed project.

2. FINDINGS
The following findings are hereby adopted by the City as required by Public Resources Code Sections 21081, 21081.5 and 21081.6, and CEQA Guidelines Sections 15091 and 15092, in conjunction with the approval of the design of the proposed project.

A. Environmental Review Process
CEQA and the State CEQA Guidelines recognize that between the date an environmental document is completed and the date that a project is fully implemented, one or more of the following changes may occur: 1) the project may change; 2) the environmental setting in which the project is located may change; 3) laws, regulations, or policies may change in ways that impact the environment; and/or 4) previously unknown information can arise.

CEQA requires the Lead Agency to evaluate any such changes and to determine whether or not they affect the conclusions in the environmental document.

In July 2000, the Hercules City Council adopted the Hercules Waterfront District Master Plan (WDMP), which covered 167 acres along the Hercules waterfront. In the summer of 2008, local voters approved a subsequent ballot measure, the Waterfront Now Initiative, which the City Council adopted as an ordinance in August 2008. The Waterfront Now Initiative modified the City’s General Plan, Zoning Ordinance, and WDMP, and began the entitlement process for implementing the final stages of the WDMP through the Hercules Bayfront Project. The Hercules Bayfront Project covers a 42.36-acre portion of the WDMP area.
170
Exhibit D — CEQA Conformity Findings to existing Certified EIR for Bayfront Blocks K-L-M-P-O 2 In October 2011, the City of Hercules (City) certified the Final EIR for the Hercules Bayfront Project (2011 Certified EIR), which allowed for 1,392 residential units, 115,000 square feet of office uses, 90,000 square feet of retail uses, and 134,000 square feet of flex space on the Hercules Bayfront Project site (the flex space may be used for up to an additional 134 residential units). These buildout estimates are allocated in the 2011 Certified EIR to sub-district “Blocks” A through S.

On January 10, 2012, the City adopted Ordinance 464, which updated the maximum buildout table for the Hercules Bayfront Project site by redistributing development among the blocks within the project site without exceeding the buildout estimates contained in the 2011 Certified EIR. The Hercules Bayfront Project, as amended by Ordinance 464, is herein referred to as the “Approved Project.”
The proposed project involves the development of townhouse buildings on Blocks K, L, M, O, and P, spanning a combined 9.34-acre1 portion of the Approved Project site. (Blocks K, L, M, O, and P are herein together referred to as the “project site.”) As further explained in Section B below, the proposed project would not increase the amount of residential development previously analyzed for Blocks K, L, M, O, and P or increase development potential for the Hercules Bayfront Project site beyond the total amount analyzed in the 2011 Certified EIR.

Pursuant to Section 21166 of CEQA and Section 15162 of the State CEQA Guidelines, when an EIR has been certified or a negative declaration adopted for a project, no subsequent EIR or negative declaration shall be prepared for the project unless the lead agency determines that one or more of the following conditions are met:
 Substantial project changes are proposed that will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
 Substantial changes would occur with respect to the circumstances under which the project is undertaken that require major revisions to the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or  New information of substantial importance that was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified or the negative declaration was adopted shows any of the following:
 The project will have one or more significant effects not discussed in the previous EIR or negative declaration.
 Significant effects previously examined will be substantially more severe than identified in the previous EIR.
 Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of

1 Includes all development blocks and public roads within the project boundary. 171
Exhibit D — CEQA Conformity Findings to existing Certified EIR for Bayfront Blocks K-L-M-P-O 3 the project, but the project proponent declines to adopt the mitigation measures or alternatives.
 Mitigation measures or alternatives that are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponent declines to adopt the mitigation measures or alternatives.

Where none of the conditions specified in CEQA Guidelines Section 15162(b) are present, the lead agency must determine whether to prepare an Addendum or whether no further CEQA documentation is required. Per CEQA Guidelines Section 15164, an Addendum is appropriate where minor technical changes or additions to the previously certified EIR are necessary, but there are no new or substantially more severe significant impacts.

In accordance with the CEQA Guidelines, the City has determined that no changes or additions to the 2011 Certified EIR are required. In addition, there is no new information of substantial importance, which was not known and could not have been known at the time that the 2011 Certified EIR was prepared would occur, that mitigation measures or alternatives found infeasible in the 2011 Certified EIR would in fact be feasible, or that different mitigation measures or alternatives from those analyzed in the 2011 Certified EIR would substantially reduce one or more significant impacts. As a result, no changes to the 2011 Certified EIR are required and an addendum is not appropriate. No further CEQA documentation is necessary.

B. Relation of the Proposed Project to the 2011 Certified EIR The proposed project implements a portion of the Approved Project that was analyzed in the 2011 Certified EIR. The proposed project would be located in the area identified as Blocks K, L, M, O, and P in the 2011 Certified EIR. The project site is subject to the Implementing Development Agreement for the Hercules Bayfront Project by and between the City of Hercules and Hercules Bayfront, LLC, dated March 14, 2012, which provides the project developer flexibility with respect to density within the Approved Project site, so long as overall development remains within the buildout evaluated in the 2011 Certified EIR. In accordance with the table below, buildout of the project to date, including the proposed development of Blocks K, L, M, O, and P, will not exceed the level of development analyzed in the 2011 Certified EIR. The proposed project, therefore, falls within the scope of the total program analyzed in the 2011 Certified EIR. 172
Exhibit D — CEQA Conformity Findings to existing Certified EIR for Bayfront Blocks K-L-M-P-O 4 MAXIMUM DEVELOPMENT PROGRAM BY SUB-AREA
Project Sub-Area
Approx.

Gross
Acreage
Maximum
Residential
(non-flex)
Units
Maximum
Office (sf)
(non-flex)
Maximum
Retail (sf)
(non-flex)
Maximum
FlexSpace
(sf)
The Bowl (Blocks A,
B, C)

9.96 336 75,000 0 10,000
Bayfront Boulevard
(Blocks D–J)

10.03 305 35,000 77,000 40,000
The Village (Blocks
K–R)

22.37 751 5,000 13,000 84,000
Totals: 42.36 1,392 115,000 90,000 134,000
Built and Proposed
Approx.

Gross
Acreage
Residential
(non-flex)
Units
Office (sf)
(non-flex)
Maximum
Retail (sf)
(non-flex)
Maximum
Flexspace (sf)
Block N 2.2 172 0 13,979 0
Block Q & R 2.2 232 0 12,000 0
Block K-L-M-O-P 9.34 168 0 0 10,1342
Totals 13.74 572 0 25,979 10,134
C. Impacts of the Proposed Project
The City analyzed the proposed project in light of the impacts identified in the 2011 Certified EIR, and found that the project will incrementally contribute to impacts previously identified in the 2011 Certified EIR, but will not result in any new significant impacts, increase the severity of significant impacts previously identified in the 2011 Certified EIR, or cause any environmental effects not previously examined in the 2011 Certified EIR if the proposed project implements relevant mitigation measures identified in the 2011 Certified EIR and conditions of project approval.

In order to make this determination, the City analyzed the potential impacts of the proposed project in each CEQA Guidelines Appendix G impact category set forth in the 2011 Certified EIR. All impacts from the 2011 Certified EIR to which the proposed project could potentially contribute are identified below. As that analysis shows, the proposed

2 Optional first floor live/work flex space
173
Exhibit D — CEQA Conformity Findings to existing Certified EIR for Bayfront Blocks K-L-M-P-O 5 project will only contribute to impacts previously identified, but will not result in any new significant impacts, increase the severity of previously identified impacts, or otherwise cause environmental effects not previously examined.

Additionally, as the proposed project is consistent with the Approved Project, there does not exist new information of substantial importance that would require mitigation measures or alternatives that are different from those analyzed in the 2011 Certified EIR, and since the proposed project does not involve any new or significant impacts, no additional mitigation measures are necessary. Finally, in its review and analysis of the proposed project, the City did not identify any additional mitigation measures that would substantially lessen any significant and unavoidable impacts previously identified in the 2011 Certified EIR. No changes to the 2011 Certified EIR are required, and an addendum is therefore not appropriate. Pursuant to CEQA Guidelines Sections 15162 and 15164, the City finds that no further CEQA documentation is necessary.

These findings do not attempt to describe the full analysis of each environmental impact contained in the 2011 Certified EIR. Instead, the findings provide a summary description of each impact category examined in the 2011 Certified EIR, describe the mitigation measures from the 2011 Certified EIR that are applicable to the proposed project, and state the significance of each impact after imposition of the adopted mitigation measures.

A full explanation of these environmental findings and conclusions can be found in the 2011 Certified EIR. These findings hereby incorporate by reference the discussion and analysis in the 2011 Certified EIR that supports the 2011 Certified EIR's determinations regarding significant project impacts and mitigation measures designed to address those impacts. The facts supporting these findings are found in the record as a whole for the Approved Project and proposed project.

Aesthetics
The 2011 Certified EIR finds that the Approved Project would result in a significant impact (Impact 4-1) because proposed structures and landscaping would block some scenic views of the Bay and Refugio Creek. The 2011 Certified EIR finds that this impact would be significant and unavoidable if the City finds that the benefits of the proposed project layout and roadway grid outweigh the modifications that would be required to reduce this impact to a less-than-significant level. The building massing involved in the proposed project is generally consistent with the building layout and heights assumed in the 2011 Certified EIR. Therefore, the proposed project would result in the same significant and unavoidable impact. The proposed project would not change the findings of the 2011 Certified EIR or result in new or worsened impacts.

The 2011 Certified EIR finds that the Approved Project would have a significant and unavoidable impact (Impact 4-2) to visual character or quality due to the conversion of the Approved Project site from waterfront open space to a mixed-use development. The proposed development of Blocks K-L-M-O-P implements this change from waterfront open space to mixed-use development and does not change this analysis. Therefore, the 174
Exhibit D — CEQA Conformity Findings to existing Certified EIR for Bayfront Blocks K-L-M-P-O 6 proposed project would result in the same significant and unavoidable impact. The proposed project would not change the findings of the 2011 Certified EIR or result in new or worsened impacts.

The 2011 Certified EIR finds that the lighting required for the Approved Project would have a significant impact (Impact 4-3). Mitigation Measure 4-3 would reduce this impact to a less-than-significant level by requiring the project to prepare, prior to the issuance of building permits, a lighting plan that demonstrates how lighting spillover and glare will be minimized to the City’s satisfaction. The proposed project will be required to comply with Mitigation Measure 4-3. Therefore, the proposed project would not change the findings of the 2011 Certified EIR or result in new or worsened impacts.

The City finds that the proposed project will not result in any new, significant aesthetic impacts that were not examined in the 2011 Certified EIR, and that none of the circumstances that would require preparation of an addendum or a subsequent or supplemental EIR under CEQA exists.

Air Quality
The 2011 Certified EIR finds that the construction activities associated with the Approved Project would have a significant air quality impact (Impact 5-1). Mitigation Measure 5-1 would reduce this impact to a less-than-significant level by requiring the implementation of dust control measures identified by the Bay Area Air Quality Management District (BAAQMD). These measures would be required for all discretionary grading and construction activity and for the use of diesel-powered construction equipment. As part of project approval, the proposed project will be required to comply with Mitigation Measure 5-1. Therefore, the proposed project would not change the findings of the 2011 Certified EIR or result in new or worsened impacts.

The 2011 Certified EIR finds that the Approved Project would have a significant and unavoidable impact (Impact 5-2) associated with long-term regional emissions increases.

As part of the project approval process, the proposed project will be required to comply with Mitigation Measure 5-2. Mitigation Measure 5-2 would reduce potential emissions but would not reduce emissions increases to below BAAQMD significance thresholds.

The proposed project is consistent with the overall level and type of development analyzed in the 2011 Certified EIR and therefore contributes to the same significant and unavoidable cumulative impact. As the air quality impacts of the proposed project constitute a portion of the Approved Project air quality impacts, the proposed project would not change the findings of the 2011 Certified EIR or result in new or worsened impacts.

The City finds that the proposed project will not result in any new, significant air quality impacts that were not examined in the 2011 Certified EIR, and that none of the circumstances that would require preparation of an addendum or a subsequent or supplemental EIR under CEQA exists.
175
Exhibit D — CEQA Conformity Findings to existing Certified EIR for Bayfront Blocks K-L-M-P-O 7 Biological Resources
The 2011 Certified EIR finds that the construction activities associated with the Approved Project would have the potential to disturb nesting birds on or near the Approved Project site. This would be a significant impact (Impact 6-1). Construction activities on Blocks KL-M-O-P could disturb birds associated with trees and shrubs along the bay shore.

Mitigation Measure 6-1 would reduce this impact to a less-than-significant level by requiring pre-construction surveys, construction scheduling, and construction buffers. The proposed project will be required to comply with Mitigation Measure 6-1. Therefore, the proposed project would not change the findings of the 2011 Certified EIR or result in new or worsened impacts.

The 2011 Certified EIR finds that the construction activities associated with the Approved Project would have the potential to disturb special-status mammal species within the Refugio Creek tidal habitat. This would be a significant impact (Impact 6-2). Mitigation Measure 6-2 would reduce this impact to a less-than-significant level by requiring preconstruction surveys, avoidance measures, monitoring activities, and worker awareness and reporting programs. The proposed project will be required to comply with Mitigation Measure 6-2. Therefore, the proposed project would not change the findings of the 2011 Certified EIR or result in new or worsened impacts.

The 2011 Certified EIR found that the construction activities associated with the Approved Project would have the potential to disturb vernal pool fairy shrimp (VPFS) that could occur in seasonal pools and natural depressions within ruderal habitats such as areas along the north side of Refugio Creek (Impact 6-3). However, no evidence of the presence of VPFS was detected during pre-construction surveys.
3 Since the proposed project is on
the same site as the Approved Project, the proposed project would not result in any impact to this species.

The 2011 Certified EIR finds that the construction activities associated with the Approved Project would have the potential to disturb steelhead, western pond turtle, or California red-legged frog that could occur in Refugio Creek and the North Channel. Although it is unlikely that suitable habitat for these species exists within the Approved Project site, this would be a potentially significant impact (Impact 6-4). Mitigation Measure 6-4 would reduce this impact to a less-than-significant level by requiring pre-construction surveys, construction scheduling, construction monitoring, wildlife agency coordination and consultation, species relocation, and avoidance measures. The proposed project will be required to comply with Mitigation Measure 6-4. Therefore, the proposed project would not change the findings of the 2011 Certified EIR or result in new or worsened impacts.

The 2011 Certified EIR finds that the vacant on-site buildings could contain roosting or hibernating bats and identifies a potentially significant but mitigatable impact (Impact 6-5 and Mitigation Measure 6-5). These buildings are not located on Blocks K, L, M, O, or P.

Therefore, the proposed project would not contribute to this impact. 3 City of Hercules, Hercules Bayfront Project Final EIR, page 2-20. 176
Exhibit D — CEQA Conformity Findings to existing Certified EIR for Bayfront Blocks K-L-M-P-O 8 The 2011 Certified EIR finds that the construction activities associated with the Approved Project would result in the disturbance and loss of two special-status sensitive natural communities: Coastal Brackish Marsh habitat covering the banks of Refugio Creek and brackish stream habitat within the Refugio Creek channel. The 2011 Certified EIR also finds that the Approved Project’s realignment of Refugio Creek and North Channel, extension of John Muir Parkway and Bayfront Boulevard, and Bay Trail extension would require modifications to jurisdictional wetlands and other waters. These would be significant impacts (Impacts 6-6 and 6-7). Mitigation Measure 6-7 would reduce these impacts to less-than-significant levels. Between 2015 and 2017, the City realigned a portion of Refugio Creek, constructed the North Channel, extended John Muir Parkway and Bayfront Boulevard, and constructed a section of the Bay Trail and Creekside Trail.

Additionally, Blocks K-L-M-O-P do not involve wetlands. Therefore, these mitigation measures are not applicable to the proposed project
The 2011 Certified EIR finds that the construction of shared facilities could result in the spread of invasive species. This would be a potentially significant impact (Impact 6-8).

Mitigation Measure 6-8 would reduce this impact to a less-than-significant level by requiring equipment cleaning, inspections, and weed removal. The proposed project will be required to comply with Mitigation Measure 6-8. Therefore, the proposed project would not change the findings of the 2011 Certified EIR or result in new or worsened impacts.

The City finds that the proposed project will not result in any new, significant biological resource impacts that were not examined in the 2011 Certified EIR, and that none of the circumstances that would require preparation of an addendum or a subsequent or supplemental EIR under CEQA exists.

Cultural and Historic Resources
The 2011 Certified EIR finds that the Approved Project would have the potential to disturb previously undiscovered archaeological and paleontological resources (Impact 8-1 and Impact 8-3, respectively). Mitigation Measure 8-1 and Mitigation Measure 8-3 would reduce these impacts to less-than-significant levels by requiring procedures for the accidental discovery of such resources. The proposed project will be required to comply with Mitigation Measures 8-1 and 8-3. Therefore, the proposed project would not change the findings of the 2011 Certified EIR or result in new or worsened impacts.

The 2011 Certified EIR finds that changes to existing on-site buildings would result in a potentially significant but mitigatable impact to historic resources (Impact 8-2 and Mitigation Measure 8-2). These buildings are not located on Blocks K, L, M, O, or P.

Therefore, the proposed project would not contribute to this impact.

The City finds that the proposed project will not result in any new, significant cultural resource impacts that were not examined in the 2011 Certified EIR, and that none of the circumstances that would require preparation of an addendum or a subsequent or supplemental EIR under CEQA exists.
177
Exhibit D — CEQA Conformity Findings to existing Certified EIR for Bayfront Blocks K-L-M-P-O 9 Geology and Soils
The 2011 Certified EIR identifies four potentially significant impacts associated with ground shaking; landslides, slope stability, and erosion hazards; expansive soil hazards; and groundwater impacts that could result in slope instabilities (Impact 9-1, Impact 9-2, Impact 9-3, and Impact 9-4, respectively). Mitigation Measure 9-1, Mitigation 9-2, Mitigation Measure 9-3, and Mitigation Measure 9-4, respectively, would reduce these impacts to less-than-significant levels by requiring a detailed, design-level geotechnical investigation, grading plans, and measures to reduce potential hazards. The proposed project will be required to comply with Mitigation Measures 9-1 through 9-4. Therefore, the proposed project would not change the findings of the 2011 Certified EIR or result in new or worsened impacts.

The City finds that the proposed project will not result in any new, significant geology and soils impacts that were not examined in the 2011 Certified EIR, and that none of the circumstances that would require preparation of an addendum or a subsequent or supplemental EIR under CEQA exists.

Climate Change
The 2011 Certified EIR identifies a potentially significant impact (Impact 7-1) associated with sea level rise caused by climate change. The 2011 Certified EIR finds that, based on mapping released by the San Francisco Bay Conservation and Development Commission, portions of the Approved Project site near San Pablo Bay and Refugio Creek are vulnerable to mid-century and end-of-century sea level rise. As part of project approval, the proposed project will be required to comply with Mitigation Measure 7-1.

Mitigation Measure 7-1 would reduce this impact to a less-than-significant level by ensuring that potential flooding hazards are considered before development proposals are approved, and by requiring retaining walls or other features where necessary to reduce associated hazards. The proposed project would be required to implement Mitigation Measure 7-1. Therefore, the proposed project would not change the findings of the 2011 Certified EIR or result in new or worsened impacts.

The City finds that the proposed project will not result in any new, significant climate change impacts that were not examined in the 2011 Certified EIR, and that none of the circumstances that would require preparation of an addendum or a subsequent or supplemental EIR under CEQA exists.

Hazards and Hazardous Materials
The 2011 Certified EIR identifies a significant impact associated with potential exposure to existing hazardous materials contamination (Impact 10-1). Mitigation Measure 10-1 would reduce this impact to a less-than-significant level by requiring remediation and compliance with applicable regulations. The proposed project will be required to comply with Mitigation Measure 10-1. Therefore, the proposed project would not change the findings of the 2011 Certified EIR or result in new or worsened impacts. 178
Exhibit D — CEQA Conformity Findings to existing Certified EIR for Bayfront Blocks K-L-M-P-O 10 The 2011 Certified EIR finds that renovation and reuse of existing on-site buildings could result in asbestos, polychlorinated biphenyls (PCBs), mercury, or lead-based paint exposure, which would be potentially significant but mitigatable impacts (Impacts 10-2 and 10-3 and Mitigation Measures 10-2 and 10-3). These buildings are not located on Blocks K, L, M, O, or P. Therefore, the proposed project would not contribute to these impacts.

The City finds that the proposed project will not result in any new significant hazards or hazardous materials impacts that were not examined in the 2011 Certified EIR, and that none of the circumstances that would require preparation of an addendum or a subsequent or supplemental EIR under CEQA exists.

Hydrology and Water Quality
The 2011 Certified EIR finds that the construction and operation activities associated with the Approved Project would have the potential to significantly degrade water quality in Refugio Creek and San Pablo Bay. This would result in potentially significant impacts (Impact 11-1 and Impact 11-3). Mitigation Measure 11-1 and Mitigation Measure 11-3 would reduce these impacts to less-than-significant levels by requiring compliance with applicable water quality provisions and stormwater management and discharge control requirements, preparation of a Storm Water Pollution Prevention Plan (SWPPP), construction Best Management Practices (BMPs), and construction monitoring. The proposed project involves construction activities consistent with those assumed in the 2011 Certified EIR and will be required to comply with Mitigation Measures 11-1 and 11-

3. Therefore, the proposed project would not change the findings of the 2011 Certified EIR or result in new or worsened impacts.

The 2011 Certified EIR finds that dredging Refugio Creek would result in a potentially significant but mitigatable impact to Refugio Creek water quality (Impact 11-2 and Mitigation Measure 11-2). The proposed project does not include dredging activities.

Therefore, the proposed project would not contribute to this impact.

The 2011 Certified EIR finds that the Approved Project would place housing and other development within the 100-year flood hazard area near Refugio Creek (Impact 11-4).

Mitigation Measure 11-4 would reduce this impact to a less-than-significant level by requiring compliance with mitigation from the City’s General Plan Update EIR. These measures include constructing finished floor elevations above flood levels and complying with the City’s General Plan and Municipal Code. The proposed project plans include construction of finished floor elevations to be above the base flood elevation of North Channel. Therefore, the proposed project would not change the findings of the 2011 Certified EIR or result in new or worsened impacts.

The 2011 Certified EIR finds that restoration and enhancement of Refugio Creek would result in a significant but mitigatable impact associated with interim flooding impacts (Impact 11-5). Mitigation Measure 11-5 requires coordination with the City Engineer prior to issuance of a building permit for several blocks, including Blocks K-L-M-O-P. The 179
Exhibit D — CEQA Conformity Findings to existing Certified EIR for Bayfront Blocks K-L-M-P-O 11 proposed project will be required to comply with Mitigation Measure 11-5. Therefore, the proposed project would not change the findings of the 2011 Certified EIR or result in new or worsened impacts.

Finally, the 2011 Certified EIR outlines the stormwater utility requirements of the Approved Project. The proposed project will comply with all applicable stormwater treatment requirements. Therefore, the proposed project would result in similar impacts and would not worsen the stormwater facility impacts of the Approved Project.

The City finds that the proposed project will not result in any new, significant hydrology and water quality impacts that were not examined in the 2011 Certified EIR, and that none of the circumstances that would require preparation of an addendum or a subsequent or supplemental EIR under CEQA exists.

Land Use
The 2011 Certified EIR finds that the Approved Project would provide beneficial environmental effects related to compatibility and the potential for dividing an established community. The 2011 Certified EIR also finds that the Approved Project would not conflict with any applicable land use policies or habitat conservation plans. The proposed project is consistent with the land uses evaluated in the 2011 Certified EIR. Therefore, the proposed project would result in the same impacts.

The City finds that the proposed project will not result in any new, significant land use impacts that were not examined in the 2011 Certified EIR, and that none of the circumstances that would require preparation of an addendum or a subsequent or supplemental EIR under CEQA exists.

Noise
The 2011 Certified EIR finds that construction activities for the Approved Project would have a significant and unavoidable impact (Impact 13-1) associated with intermittent and short-term noise. The project would be required to comply with Mitigation Measure 13-1, which would reduce noise levels but would not reduce the impact to a less-than-significant level due to the prolonged length of the construction period. The proposed project is consistent with the overall level and type of development analyzed in the 2011 Certified EIR. Therefore, the proposed project would contribute to the same significant and unavoidable impact. The proposed project would not change the findings of the 2011 Certified EIR or result in new or worsened impacts.

The 2011 Certified EIR finds that interior noise levels for residential uses within the Approved Project could exceed applicable noise standards. This would be a potentially significant impact (Impact 13-2). Mitigation Measure 13-2 would reduce this impact to a less-than-significant level by requiring acoustical analyses for all properties where exterior noise levels exceed 60 A-weighted decibels (dBA). As part of project approval, the proposed project will be required to comply with Mitigation Measure 13-2. Therefore, the 180
Exhibit D — CEQA Conformity Findings to existing Certified EIR for Bayfront Blocks K-L-M-P-O 12 proposed project would not change the findings of the 2011 Certified EIR or result in new or worsened impacts.

The 2011 Certified EIR finds that noise levels for outdoor uses within the Approved Project could exceed applicable noise standards, and that vibration levels would exceed applicable standards. These would be a potentially significant but mitigatable impacts (Impacts 13-3 and 13-4 and Mitigation Measures 13-3 and 13-4). Because of their proximity to the railroad, Blocks K-L-M-O-P are in one of the areas of the Approved Project site that would contribute to these impacts, and therefore, as part of project approval, the proposed project will be required to comply with Mitigation Measures 13-3 and 13-4.

Therefore, the proposed project would not change the findings of the 2011 Certified EIR or result in new or worsened impacts
The City finds that the proposed project will not result in any new, significant noise impacts that were not examined in the 2011 Certified EIR, and that none of the circumstances that would require preparation of an addendum or a subsequent or supplemental EIR under CEQA exists.

Population and Housing
The 2011 Certified EIR finds that the Approved Project would not result in population and housing impacts associated with growth inducement because the Approved Project is consistent with local planning documents and regional growth projections. The proposed project would not increase the overall buildout considered in the 2011 Certified EIR.

Therefore, the project would result in the same impacts. Because the Approved Project site is currently unoccupied, neither the Approved Project nor the proposed project would result in any impacts associated with displacement of people or housing.

The City finds that the proposed project will not result in any new, significant population and housing impacts that were not examined in the 2011 Certified EIR, and that none of the circumstances that would require preparation of an addendum or a subsequent or supplemental EIR under CEQA exists.

Public Services and Utilities
The 2011 Certified EIR finds that the Approved Project would increase demand for public services such that additional police officers, police staff, police equipment, future police facilities, and school facilities could be required. The 2011 Certified EIR finds that, with the payment of impact fees, this impact would be less than significant. The proposed project would not increase the overall buildout of the Approved Project and therefore would not increase public service demands above those evaluated in the 2011 Certified EIR. Therefore, the proposed project would not change the findings of the 2011 Certified EIR or result in new or worsened impacts.

The 2011 Certified EIR finds that impacts to water, wastewater, and solid waste facilities would be less than significant. The proposed project is consistent with the overall buildout 181
Exhibit D — CEQA Conformity Findings to existing Certified EIR for Bayfront Blocks K-L-M-P-O 13 evaluated for the Approved Project and would therefore result in the same increase in utility demands. Therefore, the project would result in the same less-than-significant impact.

The 2011 Certified EIR finds that the Approved Project would increase demand for parks and recreational facilities such that new parks and/or equipment or upgrades would be required. This would be a potentially significant impact (Impact 15-1). Mitigation Measure 15-1 would reduce this impact to a less-than-significant level by requiring General Plan compliance as part of project review. The proposed project is consistent with the development types evaluated in the 2011 Certified EIR and does not increase the buildout evaluated for the Approved Project. In addition, the proposed project will be required to comply with Mitigation Measure 15-1. Therefore, the proposed project would not change the findings of the 2011 Certified EIR or result in new or worsened impacts. The City finds that the proposed project will not result in any new, significant services, utilities, or parks impacts that were not examined in the 2011 Certified EIR, and that none of the circumstances that would require preparation of an addendum or a subsequent or supplemental EIR under CEQA exists.

Transportation and Circulation
The 2011 Certified EIR found that the Approved Project would result in a significant impact associated with cumulative plus project intersection operations at five study intersections (Impact 16-2). At four of these intersections, mitigation measures would reduce impacts to a less-than-significant level (Mitigation Measures 16-2-1, 16-2-3, 16-2-4, and 16-2-5).

At the remaining intersection (San Pablo Avenue/Sycamore Avenue), potential mitigation is considered to be infeasible and the impact would be significant and unavoidable. The proposed project on Blocks K-L-M-O-P would not increase the traffic levels considered in the 2011 Certified EIR. Therefore, the proposed project would result in the same impact but would not worsen the impact.

The 2011 Certified EIR found that the Approved Project would result in significant and unavoidable impacts associated with existing plus project and cumulative plus projects freeway operations (Impact 16-1 and Impact 16-3). Potential roadway improvements for these impacts (Mitigation Measures 16-1 and 16-3) are considered to be infeasible.

Overall, the proposed project would not increase the traffic levels considered in the 2011 Certified EIR within the Village. The project would be required to implement the Transportation Design Management measures called for in Mitigation Measure 16-3.

Therefore, the proposed project would result in the same significant and unavoidable impacts but would not worsen the impacts.

The 2011 Certified EIR found that the Approved Project would result in a potentially significant impact because the Approved Project does not include a convenient connection between the Class II (on-street) bicycle lane along John Muir Parkway and the Class I (separated) bike path along Refugio Creek (Impact 16-4). Mitigation Measure 16-4 requires either a flashing crosswalk or a continued creekside trail that extends to 182
Exhibit D — CEQA Conformity Findings to existing Certified EIR for Bayfront Blocks K-L-M-P-O 14 San Pablo Avenue. These facilities are not located within the project site. Therefore, the proposed project would not contribute to this impact identified in the 2011 Certified EIR.

The City finds that the proposed project will not result in any new significant traffic and circulation impacts that were not examined in the 2011 Certified EIR, and that none of the circumstances that would require preparation of an addendum or a subsequent or supplemental EIR under CEQA exists.

D. Additional Findings
Adequacy of Prior Environmental Review
All of the environmental effects of implementation of the Approved Project have been adequately addressed in the 2011 Certified EIR. The proposed project is consistent in all relevant respects with the original intent and goals of the Approved Project. These findings incorporate and reaffirm the Approved Project findings.

The proposed project is within the scope of the Approved Project, analyzed by the 2011 Certified EIR, and does not implicate any of the conditions set forth in CEQA Section 21166 or CEQA Guidelines Section 15162 requiring the preparation of a subsequent EIR or supplement to the 2011 Certified EIR. No new significant environmental impacts have been identified in connection with the proposed project that were not previously considered in the 2011 Certified EIR. As a result, no new environmental impacts are anticipated to occur, and no new mitigation measures will be required other than as identified in the 2011 Certified EIR. The potential environmental effects of the implementation of the Approved Project have been fully addressed by the 2011 Certified EIR and the Approved Project findings.

Incorporation by Reference
These findings incorporate by reference in their entirety the text of the 2011 Certified EIR and the findings for the Approved Project previously certified or adopted by the City.

Without limitation, this incorporation is intended to elaborate on the scope and nature of the Approved Project and proposed project, potential environmental impacts that could result from the Approved Project and proposed project, and the basis for determining the significance of the proposed project’s impacts.

Mitigation Monitoring
CEQA requires the Lead Agency approving a project to adopt a monitoring program for changes to the project that it adopts or makes a condition of project approval, including mitigation measures intended to eliminate or reduce potentially significant impacts of the project, in order to ensure compliance during project implementation. It has been determined that the following previously-identified Mitigation Monitoring measures of the Bayfront EIR will apply specifically to the Bayfront Blocks K-L-M-O-P Project proposed on Blocks K-L-M-O-P numbered in the 2011 Certified EIR as Mitigation Measures 4-1, 4-3, 183
Exhibit D — CEQA Conformity Findings to existing Certified EIR for Bayfront Blocks K-L-M-P-O 15 5-1, 5-2, 6-1, 6-2, 6-4, 6-8, 7-1, 8-1, 8-3, 9-1, 9-2, 9-3, 9-4, 10-1, 11-1, 11-3, 11-4, 11-5, 13-1, 13-2, 13-3, 13-4, 15-1, 16-2-1, 16-2-3, 16-2-4, 16-2-5, and 16-3. No new mitigation measures are required as part of the proposed project, which incorporates relevant and previously adopted 2011 Certified EIR mitigation measures and continuing best practices that will be monitored pursuant to the existing 2011 Certified EIR monitoring programs previously adopted by the City.

Record of Proceedings
Various documents and other materials constitute the record of proceedings upon which the City bases its findings and decision contained herein. Because of the complexity of the issues addressed in connection with the review of the proposed project, these documents and materials are located in the custody of the Planning Department and are available for reviewing by the public upon request; in addition, project documentation is available on the City’s website under the Waterfront Project. 184

EXHIBIT E

FINDINGS WITH FACTS
185
Exhibit E to PC Reso 25-XX — Facts with Findings for Bayfront Blocks K-L-M-O-P 1 EXHIBIT E — PC RESOLUTION 25-XX

FINDINGS WITH FACTS FOR

THE HERCULES BAYFRONT BLOCKS K-L-M-O-P PROJECT
(DESIGN REVIEW PERMIT (DRP) 24-02, VESTING TENTATIVE
MAP (VTM) 24-01, AND PLANNED DEVELOPMENT PLAN
(PDP) 24-01)
Section 42.500 of the Zoning Ordinance requires that the following findings with facts be made by the Planning Commission in order to approve a design review permit:

FINDING NO. 1: The proposed plan complies with all provisions of Chapter 42 (“Design Review”) and other pertinent provisions of the Hercules Zoning Ordinance and applicable zoning and land use regulations, including but not limited to the Hercules General Plan as amended and any specific plan (which would include the Hercules Waterfront District Master Plan - WDMP) so long as the Site Specific Design Review Provision and Conditions of Approval are carried out.

FACT 1.1: The General Plan and Zoning District for this project is Planned Commercial Residential (PC-R), which allows for 40 residential units to the acre. The overall Bayfront project entitlements allow up to 1,526 residential units (if all 134,000 square feet of maximum ‘flex’ space is converted to the allowed 134 units plus the base 1,392 nonflex residential units) across a total of 42.36 acres for an average of

25.5 residential units to the acre, so this project conforms to the required density.

FACT 1.2: The proposed project is located within the Transit Village Sub-Area (Blocks K-L-M-O-P) of the adopted Waterfront District Master Plan (WDMP). The WDMP Regulating Code designates Blocks K & L as being within the T5-MST Main Street Transition, Block M & P as being within the T5-VN Village Neighborhood, and Block O as being within the T5-MST on John Muir Parkway street frontage and T5-VN on non-street fronting portions. The project designs conform with the allowed Building Form Standards (including height, building placement, building form, encroachments, frontage types, and required parking standards), Architectural Standards (including allowed styles, massing, façade composition, roof form, windows, doors, storefronts, and elements), Street and Circulation Standards, and Land Uses allowed per the Composite Use Table. Exhibit C.1 contains the bulk of the comparative architectural consistency analysis as to what is required and what is proposed, and the plans 186
Exhibit E to PC Reso 25-XX — Facts with Findings for Bayfront Blocks K-L-M-O-P 2 demonstrate that the project conforms to and is consistent with the form-based code.

FINDING NO. 2: The approval of the design review plan is in the best interests of the public health, safety, and general welfare.

FACT 2.1: The project has been reviewed by the Planning and Engineering divisions, the Public Works and Police Departments, and the Fire District. At a level of consideration appropriate for design review, the project satisfies concerns for public safety. Ongoing review and approval of public safety issues will be required prior to obtaining a building permit.

FACT 2.2: The Project Site will be served by adequate infrastructure and utilities including fire protection, sewer, water, and drainage. The site is designed with pedestrian-oriented amenities and adequate parking.

Approval of this plan is in the best interest of the public health, safety and general welfare and consistent with the development concepts for Planned Commercial–Residential zones, the WDMP, the Central Hercules Plan, and surrounding properties.

FACT 2.3: The Bayfront Environmental Impact Report (EIR; State Clearinghouse #2009112058) includes a set of mitigation measures that apply to projects proposed within the larger Bayfront project area. Those mitigation measures applicable to this specific portion of the overall project are incorporated into the conditions of approval contained in Exhibit A to the Planning Commission Resolution recommending City Council approval for Design Review Permit #DRP 24-02, VTM 24-01, and PDP #24-01. Additionally, the conditions of approval applied to the approved project design drawings contained in Exhibit A to the Planning Commission’s resolution will ensure that the project design and construction are in the best interest of the public health, safety, and general welfare.

FINDING NO. 3: General site considerations, including site layout, open space and topography, orientation and location of buildings, vehicular access, circulation and parking, setbacks, height, walls, fences, public safety, and similar elements have been designed to provide a desirable environment for the development.

FACT 3.1: The proposed site plan has taken into consideration both pedestrian and vehicular access to the site as well as on-site circulation most suitable for a neighborhood of attached townhomes with amenities at this location. Building and parking orientation have been laid out 187
Exhibit E to PC Reso 25-XX — Facts with Findings for Bayfront Blocks K-L-M-O-P 3 in consideration of public safety, efficiency and avoidance of potential circulation conflicts adjacent and within the project site.

FACT 3.2 The WDMP requires one parking space per 1,500 square feet of residential floor area, excluding affordable units. For live/work units under 2,500 square feet, this same residential parking standard applies. The project provides a total of 449 parking spaces, which includes 336 garage spaces (equivalent to two per unit), 52 driveway spaces, and 61 public spaces. The public spaces consist of 20 parallel on-street spaces along Bayfront Loop, 12 parallel spaces along Shoreline Loop, and 29 head-in spaces accessed from private alleys as shared private parking. This overall parking supply averages 2.5 spaces per unit and meets or exceeds the WDMP’s minimum parking requirements. The parking ratio also reflects consideration for the functional needs of live/work units, including the potential for home-based businesses.

FACT 3.3: The project is subject to the Bayfront Project Parking Operations Agreement, which requires each block within the Bayfront development to include “Shared Private Parking.” Specifically, at least 10% of the private parking spaces across Blocks E, G, J, K, L, M, N, O, P, Q, and R must be designated as shared. Parking demand is initially based on the “Demand Analysis” prepared by CDM Smith, dated October 14, 2019. The agreement allows the amount of Shared Private Parking to fluctuate within a designated range, the "Cap and Floor", set between a minimum of 176 spaces and a maximum of 216 spaces.

As currently proposed, Blocks K, L, and O do not include any Shared Private Parking. Public parking on Shoreline Loop and private driveways and garage spaces are excluded from the Shared Private Parking count. Block M provides 9 Shared Private Parking spaces, representing 10% of its total 91 parking spaces (83 of which are in private garages or driveways). Block P provides 20 Shared Private Parking spaces, or 23% of its total 88 spaces (68 of which are in private garages). Across Blocks K, L, M, O, and P, the development provides a total of 6% Shared Private Parking, falling short of the 10% minimum. As a result, the Owner is subject to the adjustment provisions outlined in Section 2.C of the Bayfront Project Parking Operations Agreement.

FACT 3.4: The site plan for the project has been reviewed for provision of public amenities, and the project, as proposed, appears to provide a desirable environment. The design incorporates a robust open space network that connects to the Bay Trail Promenade along the 188
Exhibit E to PC Reso 25-XX — Facts with Findings for Bayfront Blocks K-L-M-O-P 4 shoreline, a central Paseo pedestrian spine, and a series of garden pathways interwoven through the blocks. These spaces are complemented by a variety of active and passive recreational areas, including a Neighborhood Park with a playground structure, a Neighborhood Square for informal gathering, and smaller Parklets distributed throughout the development to offer seating and shaded respite. An Overlook deck provides a vantage point with views of the Bay, enhancing the scenic quality of the project’s waterfront edge FINDING NO. 4: General architectural considerations, including the character, scale, and quality of the design, the architectural relationship with the site and other buildings, building materials, colors, screening of exterior appurtenances, exterior lighting and signing, and similar elements have been incorporated in order to ensure the compatibility of this development with its design concept and the character of adjacent buildings.

FACT 4.1: The closest buildings are to the southwest, referred to as Block N (a.k.a. The Exchange), and to the southeast, referred to as Blocks Q & R (a.k.a. The Dylan). The proposed Block K buildings consist of three-story “Waterfront Warehouse”-style facades along Bayfront Boulevard and Shoreline Loop with “Gold Rush”-style used on interior alleys. Block O consists of three-story “Spanish Revival”-style facades along John Muir Parkway and Bayfront Loop. The buildings’ mass is broken into smaller, distinct volumes, with each street/alley section having a separate style and a clear relationship to the street edge. To the north, office and research buildings, including Bio-Rad Laboratories, occupy the North Shore Business Park served by Linus Pauling Drive. The building façade viewed from these neighbors to the north is lower than on other sides and will generally be screened by the elevation change. The use of the “Arcade” frontage type and “Waterfront Warehouse” architectural style on John Muir Parkway and Bayfront Boulevard is consistent with styles used on Block N.

FINDING NO. 5: General landscape considerations, including the location, type, size, color, texture, and coverage of plant materials at the time of planting and after a 5-year growth period, provision for irrigation, maintenance, and protection of landscaped areas and similar elements have been considered to ensure visual relief, to complement buildings and structures, and to provide an attractive environment for the enjoyment of the public.

FACT 5.1: The proposed landscape design appropriately addresses general landscape considerations, including the location, type, size, color, texture, and coverage of plant materials. The landscape plan 189
Exhibit E to PC Reso 25-XX — Facts with Findings for Bayfront Blocks K-L-M-O-P 5 employs a diverse, climate-appropriate plant palette to enhance the character of the development, soften the built environment, and create a cohesive visual experience across all blocks. Plant materials are thoughtfully selected and arranged to provide seasonal interest, layered texture, and a mix of shade, screening, and ornamental value.

Landscaped areas are integrated throughout the project to enhance both the public realm and private frontages.

Automatic irrigation systems are provided to support plant establishment and long-term maintenance, and the plans include measures to ensure the protection and care of landscaped areas.

Together, the landscape and open space elements create a highquality, visually appealing environment that provides visual relief, supports walkability and community interaction, complements the architectural design, and enhances the overall enjoyment of the development for residents and the public.

Subdivision of land is governed by the California Subdivision Map Act (SMA) and by Title 10, Chapter 2 of the Hercules Municipal Code. There are seven standards in the SMA (Government Code section 66474) by which subdivisions are evaluated.

STANDARD A: That the proposed map is consistent with applicable general and specific plans as specified in Section 65451.

FACT A: The proposed map is consistent with the General Plan in that it provides a residential project on a property designated for residential uses with a maximum density of 40 dwelling units per acre. The project has a density of 25.5 dwelling units per acre. Furthermore, the proposed map, together with provisions for its design and improvements will not be detrimental to the public health, safety, or welfare in that adequate public facilities exist or will be installed, including road, sidewalks, water, sewer, storm drains, and other infrastructure.

STANDARD B: That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans.

FACT B: As designed, the subdivision is consistent with the General Plan in that the project density is consistent with that of the General Plan, and for the reasons stated in the previous standard. The project will also be consistent with the Waterfront District Master Plan design standards, including building form, civic spaces, and street and circulation standards.
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Exhibit E to PC Reso 25-XX — Facts with Findings for Bayfront Blocks K-L-M-O-P 6 STANDARD C: That the site is physically suitable for the type of development.

FACT C: The site is physically suitable for the density and type of development proposed in that the Waterfront District Master Plan anticipated such development on Blocks K-L-M-O-P.

STANDARD D: That the site is physically suitable for the proposed density of development.

FACT D: The site is physically suitable for the proposed density with the implementation of the proposed mitigation measures recommended in the 2011 Certified Final Environmental Impact Report (EIR) for the Hercules Bayfront Project.

STANDARD E: That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

FACT E: The design of the subdivision and the proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat, in that the provided mitigation measures in the certified EIR reduce identified potential impacts on environmental resources to less than significant levels.

All identified mitigation measures are included as conditions of approval to ensure implementation through the project.

STANDARD F: That the design of the subdivision or type of improvements is not likely to cause serious public health problems.

FACT F: With the implementation of the project’s mitigation measures associated with the project’s EIR, no serious public health problems would be caused.

STANDARD G: That the design of the subdivision or the type of improvements will not conflict with easements acquired by the public at large, for access through or use of, property within the proposed subdivision.

FACT G: The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large, for access through or use of, property within the proposed subdivision in that the project is proposing a new public street that will connect to the City’s existing street network, including provisions for emergency vehicle access. Existing easements will be preserved or realigned to mesh with the subdivision design.
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Exhibit E to PC Reso 25-XX — Facts with Findings for Bayfront Blocks K-L-M-O-P 7 Section 48.600 of the Zoning Ordinance requires the following findings with facts be made by the City Council in order to approve a Planned Development Plan Permit:

FINDING NO. 1: That the proposed use and densities are consistent with the General Plan.

FACT 1: The General Plan and Zoning District for this project is Planned Commercial Residential (PC-R). The proposed townhouse
development is a permitted use in the PC-R General Plan Land Use and Zoning designation. PC-R allows for residential units of up to 40 units per acre. The project proposes an overall density of 25.5 and a maximum density of 30 dwelling units per acre on Block O.

FINDING NO. 2: That the streets and thoroughfares proposed are suitable and adequate to carry anticipated traffic, and increased densities will not generate traffic in such amounts as to overload the street network outside the planned development.

FACT 2: The transportation impact analysis memo, prepared by Fehr & Peers for the project, found that the project would be consistent with the level of service standards set forth in the Hercules General Plan and the Contra Costa Transportation Authority (CCTA) Congestion Management Program. Therefore, the streets and thoroughfares proposed are suitable and adequate to carry anticipated traffic, and increased densities will not generate traffic in such amounts as to overload the street network outside the planned development.

FINDING NO. 3: That any exceptions from standard ordinance requirements are warranted by the design and amenities incorporated in the final planned development plan.

FACT 3: The applicant is not requesting any exceptions to the standard ordinance requirements.

FINDING NO. 4: That the area surrounding the project site can be planned and zoned in coordination and substantial compatibility with the proposed development.

FACT 4: The project site is bounded by vacant Bio-Rad Laboratories property to the east, Blocks Q & R (The Dylan), a four-story 232-unit multifamily building to the south, Block N (The Exchange), a mixed-use development with 172 dwelling units, and Refugio Creek to the west, and the Bayfront trail, Union Pacific Railroad and San Pablo Bay to 192
Exhibit E to PC Reso 25-XX — Facts with Findings for Bayfront Blocks K-L-M-O-P 8 the north. The project will be substantially compatible with Bayfront Blocks N, Q, and R within the Waterfront District Master Plan.

FINDING NO. 5: That existing or proposed utility services are adequate for the development densities proposed.

FACT 5: The project will adhere to local water, sewer, stormwater and electrical utility infrastructure requirements. Therefore, existing or proposed utility services are adequate for the development densities proposed.
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EXHIBIT F
BAYFRONT BLOCKS K-L-M-O-P – TRAFFIC REPORT
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2201 Broadway | Suite 602 | Oakland, CA 94612 | (510) 834-3200 www.fehrandpeers.com
Memorandum
Date: April 1, 2025
To: John Santry, Ledcor Development
From: Robert Rees and Jackson Zeng, Fehr & Peers
Subject: Hercules Bayfront Blocks K, L, M, P, and O Project – Transportation Impact Analysis
OK24-0555
This memorandum summarizes the Transportation Impact Analysis conducted by Fehr & Peers for the proposed Hercules Bayfront Blocks K, L, M, P, and O Project (the Project) in Hercules, CA. The Project would consist of 140 townhomes and 28 live-work units. The unit count analyzed in this memorandum is 171 units while the current Project, after completing the analysis, is 168 units.

The lower unit count does not alter the analysis findings and recommendations presented in this memorandum.

Based on our evaluation:
• The Project does not meet any of the Contra Costa Transportation Authority’s (CCTA) screening criteria for Vehicles Miles Traveled (VMT) impact. However, based on a detailed analysis, the Project would have a less than significant impact on VMT. • The Project would generate approximately 1,112 daily, 58 AM peak hour, and 78 PM peak hour vehicle trips.
• The following improvements are recommended:
◦ Recommendation 1: Prior to the occupancy of the Project, convert the John Muir Parkway/Bayfront Boulevard intersection to an all-way stop control to reduce conflicts and improve traffic flow.
◦ Recommendation 2: Maintain 20 feet clear at all intersecting streets to ensure clear sight lines. And apply the 20 feet of red curb at all Project intersections, alleys, and driveways.
◦ Recommendation 3: Upon development of the Project, maintain the pedestrian and bicycle connection between the Project to the Bay Trail to preserve recreational access for residents and visitors.
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John Santry
April 1, 2025

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Hercules City CouncilSeptember 9, 2025

Hercules City Council
September 9, 2025